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Licensing
england

HMO and selective licensing

Large HMOs need a mandatory licence, and many councils run additional or selective schemes covering ordinary lets.

Last reviewed 31 August 2026

When a licence is needed

  • Mandatory HMO licence: a property occupied by five or more people forming more than one household who share a kitchen, bathroom or toilet.
  • Additional licensing: a council scheme covering smaller HMOs in a designated area.
  • Selective licensing: a council scheme covering all privately rented homes in a designated area, regardless of HMO status.

Schemes are local, so always check the council's website for the specific address before letting.

Conditions and penalties

Licences carry conditions on amenities, room sizes, fire safety and management. Operating without a licence risks an unlimited fine or a civil penalty of up to £30,000, a rent repayment order of up to 12 months' rent, and loss of possession rights.

In LIS

Record each licence, its conditions and expiry in the Licensing register. Renewal reminders run automatically.

What you must do

  • Property licence in date — Mandatory HMO, additional or selective licence where required.
Check this against my properties

Official sources

This is general guidance on the law in the UK, not legal advice. Rules change and the right answer depends on your circumstances — check the official sources linked on each guide and take professional advice before acting.