HMO Licence Checker
In England, a property requires a mandatory HMO (House in Multiple Occupation) licence if 5 or more people from 2 or more separate households live there as their main home. Some councils also require licences for smaller HMOs under additional licensing schemes. This tool checks whether your property meets the mandatory threshold. For additional licensing, you will need to check with your local authority directly.
A household is a family unit or a single person. Two unrelated flatmates count as two separate households.
How to use this tool
- Enter the number of people living in the property.
- Enter how many separate households they form.
- Confirm whether the property is their main residence.
Understanding your results
The mandatory threshold is set by the Housing Act 2004. If your property meets it, you need a licence from your local council before letting. Operating without a licence is a criminal offence. If your property is below the mandatory threshold, it may still require a licence under your council’s additional licensing scheme — this tool cannot check that for you.
HMO licensing: what the law says
Mandatory HMO licensing in England is governed by the Housing Act 2004, as amended by the Licensing of Houses in Multiple Occupation (Mandatory Conditions) (England) Regulations 2018. A property requires a mandatory licence if it is occupied by 5 or more persons forming 2 or more separate households, and the property is their only or main residence. The licence must be obtained from the local housing authority and is typically granted for 5 years, subject to conditions including room size standards, fire safety requirements, and management standards. Operating an unlicensed HMO can result in an unlimited fine and a Rent Repayment Order. This tool covers England only. Scotland and Wales have separate HMO licensing frameworks.