Running a House in Multiple Occupation can be a solid source of rental income, but you can’t operate legally without the right licence. Many new landlords feel overwhelmed by the process, mainly because every council has its own criteria. The good news? Once you understand the steps, getting licensed becomes straightforward.
This guide breaks everything down clearly, from eligibility to inspections, documentation, fees, and the timeline. By the end, you’ll know exactly what to do and where to start. So let’s jump into the full process and answer the most common question landlords ask: How do I get a HMO Licence?
What Is an HMO and Why Do You Need a Licence?
A property becomes an HMO when it’s rented to three or more people from different households who share facilities such as the kitchen or bathroom. In the UK, most larger HMOs especially those with five or more tenants require a mandatory licence. Some councils also apply additional or selective licensing, even for smaller HMOs.
Step 1: Check If Your Property Needs a Licence
Before anything else, confirm your local rules. Each council sets its own criteria.
Typically, you’ll need a licence if your property:
- Has 5 or more tenants
- Has shared facilities
- Is the tenants’ main residence
Some areas require licences even for 3–4 tenants, so always check the local authority website.
Step 2: Prepare the Property for Licensing
Councils only approve HMOs that meet strict safety and management standards. Make sure the following are in place:
Fire Safety
- Interlinked smoke alarms
- Fire doors with self-closers
- Clear escape routes
- Heat detector in the kitchen
Gas and Electrical Safety
- Annual Gas Safety Certificate
- Electrical Installation Condition Report (EICR)
- PAT testing for appliances if required
Minimum Room Sizes
Rooms usually must be at least:
- 6.51 m² for one adult
- 10.22 m² for two adults
- 4.64 m² for a child under 10
Facilities and Amenities
- Enough bathrooms for the number of tenants
- Adequate cooking, storage, and washing facilities
- Proper waste-disposal arrangements
Step 3: Collect Your Required Documents
When applying, councils will ask for several documents. Most commonly:
- Floor plans (with room measurements)
- Gas safety certificate
- EICR
- Fire alarm certificates
- Tenancy agreements
- Your ID and proof of ownership
- Management arrangement details
Having these ready saves time and speeds up approval.
Step 4: Submit the Online Application
Almost all local councils use an online licensing portal. You’ll fill in details about:
- The property layout and number of tenants
- Safety features
- Your management process
- Any past convictions or housing offences
You must also upload the documents you collected earlier.
This is also the stage where you pay the licensing fee, which usually ranges from £700 to £2,000 depending on the council.
Step 5: Property Inspection by the Council
After submitting your application, the council will arrange a physical inspection of your property. During this visit, they check fire safety installations, room sizes, cleanliness and overall condition, available facilities, and overall compliance with HMO standards. If any issues or deficiencies are found, the council will issue an improvement notice outlining the necessary changes along with a deadline for completing them.
Step 6: Receive Your HMO Licence
Once your property meets all the required standards, you’ll be issued a HMO licence, usually valid for five years. As a licensed landlord, you must adhere to all management regulations, renew the licence before it expires, and report any major changes such as tenant numbers or property layout. Failing to comply with these obligations can result in fines, rent-repayment orders, or, in severe cases, criminal penalties.
Common Reasons HMO Licence Applications Get Delayed
Many landlords lose time because of:
- Missing certificates
- Incorrect fire-door installations
- Incomplete floor plans
- Poor property condition
- Applying without checking local additional-licensing rules
Final Thoughts
Getting a HMO licence isn’t complicated when you follow the right steps. Make sure your safety standards are solid, your documentation is complete, and your property meets the legal requirements. Once you’re prepared, the application is simple and straightforward.
