When do I need an HMO licence?
Five or more occupiers from two or more households — plus any local additional scheme.
3 min read · Updated 2 August 2026
Overview
Mandatory HMO licensing in England and Wales applies where at least five people forming two or more households occupy the property and share a kitchen, bathroom or toilet. Councils can also run additional licensing for smaller HMOs. Scotland licenses HMOs from three unrelated occupiers.
Practical guidance
- Check your council directly — additional and selective schemes vary street by street.
- An unlicensed HMO risks an unlimited fine and a rent repayment order of up to 12 months rent.
- Apply before letting; a pending application does not always protect you.
Related content
General information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.