House in Multiple Occupation (HMO)

Definition of a HMO

A House in Multiple Occupation (HMO) is defined within section 254 and 257 of the Housing Act 2004. Under this regulation, a household is defined as a family which includes single persons, couples, relatives, foster children’s and any related household staff.

The regulation states that a HMO is a house, or flat if:

• 3 or more tenants are occupying the property who form 2 or more households (such as separate families, or unrelated persons). They must also share one of the basic facilities such as a kitchen, bathroom, or a toilet. For example, this could be students or professionals living in a house, who are not family members or partners.
• the property is occupied by more than 3 tenants forming 2 or more households of which the building has been converted but is not entirely self-contained flats (even if some of the facilities are shared).  For example, this could be a house that has been converted into flats, and residents share walkways inside the building to get to their flat.
• the building is converted into self-contained flats but does not comply with the requirements of the 1991 Building Regulations, and at least a third of the flats are occupied under short tenancies.

Added to the above it must be “occupied” by more than 1 household in one of the following sitiuations:

• it must be their only or main residence: or
• as a refuge by people escaping domestic violence; or
• during term time by students, or
• for any other reason that is set out in regulations

HMO Licence Fees 2024/2025

The application fee for a 5-year licence for 2024/2025 is £840 for up to 5 bedrooms. Any additional bedrooms are priced at £34 per room.

Renewal of the licence is £510 for up to 5 bedrooms. Any additional bedrooms are priced at £22 per room.

The HMO or proposed HMO may need to be inspected before applying for a licence.