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Chapter 01
What is an HMO?
A House in Multiple Occupation is a property rented to three or more people who form more than one household and share facilities such as a kitchen or bathroom. A 'household' is a single person or members of the same family. HMOs face additional rules because shared living raises fire and management risks.
Chapter 02
Licensing
Mandatory HMO licensing applies to any HMO occupied by five or more people forming two or more households. On top of this, many councils run additional licensing (covering smaller HMOs) and selective licensing (covering ordinary lets) in designated areas. You must check the rules of the specific local authority before letting.
A property that needs no licence in one borough may require one next door. Always verify with the local council and apply before occupation — operating an unlicensed HMO is a serious offence.
Chapter 03
Fire safety
- A suitable fire detection system, often interlinked mains-powered alarms throughout.
- Fire doors and protected escape routes appropriate to the size and layout.
- Emergency lighting and clear signage where required.
- Fire extinguishers/blankets in shared kitchens as specified.
- A documented fire risk assessment, kept under review.
Chapter 04
Minimum room sizes
| Occupancy | Minimum floor area |
|---|---|
| One person over 10 years | 6.51 m² |
| Two people over 10 years | 10.22 m² |
| One child under 10 years | 4.64 m² |
Rooms smaller than 4.64 m² cannot be used as sleeping accommodation. Licence conditions specify the maximum number of occupants per room, and you must notify the council of rooms that fall below the standard.
Chapter 05
Management regulations
The Management of Houses in Multiple Occupation Regulations place specific duties on the manager: displaying contact details, maintaining shared areas and installations, ensuring water and drainage work, dealing with waste, and keeping fire safety measures effective. These apply whether or not the HMO is licensable.
Chapter 06
Inspection requirements
Councils inspect HMOs and use the Housing Health and Safety Rating System (HHSRS) to assess hazards. Licensed HMOs may be inspected as a licence condition, and gas safety, electrical safety and amenities standards are all examined. Keep all certificates and records readily available.
Chapter 07
Penalties
Operating an unlicensed HMO can lead to an unlimited fine or a financial penalty of up to £30,000 per offence, a rent repayment order requiring you to repay up to 12 months' rent, and a banning order in serious cases. Breaches of the management regulations are separate offences.
Questions
Frequently asked questions
Official sources
Further reading and fact-checking
General guidance: This guide is for general information and does not replace legal or professional advice for your circumstances. Check current official guidance and your local authority's requirements.