Houses in Multiple Occupation

What counts as an HMO?

Generally, a property is an HMO where at least three tenants live there forming more than one household, and they share a kitchen, bathroom or toilet. A large HMO — five or more tenants from more than one household — normally requires a mandatory licence.

Licensing

• Mandatory licensing applies to most HMOs with five or more occupiers.
• Councils can also operate additional licensing for smaller HMOs — check locally.
• Licences run for a fixed period and must be renewed before expiry.
• Operating without a required licence can lead to significant penalties and restricts your ability to recover possession.

Extra standards that apply

• Minimum room sizes and a maximum number of occupiers per room.
• Adequate kitchen, bathroom and toilet facilities for the number of occupiers.
• Enhanced fire safety: interlinked alarms, fire doors, emergency lighting and clear escape routes.
• Annual gas safety checks, five-yearly EICRs and regular appliance safety checks.
• Suitable waste storage and collection arrangements.

Managing a shared house well

HMOs need more hands-on management than a single let: more tenancies, more turnover, more communal areas and more frequent maintenance. We handle room marketing, referencing, inspections, cleaning of communal spaces where agreed, and the day-to-day questions that come with shared living.

Is an HMO right for your property?

Layout, location, tenant demand, licensing conditions and planning rules all affect whether a property works as an HMO. We'll give you an honest view of achievable room rents, likely demand and what the property would need before it could be let this way.