Key takeaways
- Licensing depends on the property and the area. Two identical houses on different streets can have different rules.
- A mandatory HMO licence is needed nationally for five or more people from two or more households.
- Councils can add additional licensing for smaller HMOs and selective licensing for all private lets in an area.
- It's your job to check. Letting without a needed licence can lead to fines and tenants reclaiming rent.
The three types of licence
| Who it covers | Where | |
|---|---|---|
| Mandatory HMO | 5+ people, 2+ households, sharing facilities | All of England |
| Additional HMO | Smaller HMOs, often 3–4 people | Areas your council designates |
| Selective | Most private rented homes | Areas your council designates |
Does my property need one?
- 1
Count the households
A family counts as one household. Unrelated sharers are each their own household.
- 2
Count the people
Five or more from two or more households means a mandatory HMO licence.
- 3
Check your council's website
Search for 'additional licensing' and 'selective licensing'. Most councils have a postcode checker.
- 4
Check the dates
Schemes start and end. A new scheme can cover a property you've let for years.
What you'll need to apply
- 1
Property details
Floor plans, room sizes and the number of occupiers.
- 2
Safety certificates
Gas safety record, EICR, EPC and fire safety details.
- 3
Management details
Who manages the property and how repairs are handled.
- 4
Fit and proper declaration
Details of any relevant convictions or housing breaches.
- 5
The fee
Varies widely by council. Some offer early-bird discounts.
Track licences across your portfolio. Keep licence numbers, conditions and renewal dates for each property in Simple Landlord, with reminders before they expire.
Get early accessFAQs
Is a house share of three friends an HMO?+
Yes, three or more people from more than one household sharing facilities is an HMO. Whether it needs a licence depends on your council.
How long does a licence last?+
Usually up to five years, though councils can grant shorter licences.
Can I let while my application is pending?+
Yes. Once you've submitted a valid application, you're not committing the offence of operating without a licence.
Does the licence transfer if I sell?+
No. Licences are personal to the holder, so a new owner must apply.
Do I need planning permission for an HMO?+
Possibly. Some councils require it for small HMOs through an Article 4 direction. Check with the planning team.
Written and reviewed by the Simple Landlord Editorial Team
Last reviewed 22 October 2026. This guide is general information, not legal or tax advice.
Sources
Track licences across your portfolio
Keep licence numbers, conditions and renewal dates for each property in Simple Landlord, with reminders before they expire.
