Landlords & Property2 min check

HMO Licence Checker

Find out if your property is a House in Multiple Occupation (HMO) and what type of licence may apply.

Short answer

A property is a 'large HMO' (mandatory licence) if it's let to 5+ people forming 2+ households who share kitchen/bathroom. Many councils run additional or selective licensing for smaller HMOs or whole streets. Letting unlicensed = £30,000 fine + Rent Repayment Order risk.

Step 1 of 20%

How it works

We check the three tests: 5+ occupants, 2+ households, shared facilities. We also flag councils with extra schemes — your address may need a licence even at 3 tenants.

Worked example

4-bed Victorian terrace let to 5 unrelated students sharing one kitchen → mandatory HMO licence required. £150–£1,200 fee, valid 5 years.

Who should use this

•Landlords converting a property to HMO use
•Investors buying student / professional shares
•Existing landlords whose tenant count just hit 5

Common mistakes

×Assuming the 'household' test means just family — couples and single people are each their own household
×Letting via a managed lodger / 'rent-a-room' to bypass licensing — generally doesn't work
×Forgetting the 5-year renewal cycle

Frequently asked questions

What's a 'household'?▾

A single person, a couple, or a family unit. 5 unrelated friends = 5 households.

Are licensing fees deductible?▾

Yes — HMO licence fees are an allowable letting expense, spread across the licence period.

Do I need planning permission?▾

Sometimes. Councils with Article 4 directions require planning to convert C3 (single dwelling) to C4 (small HMO) — separate from licensing.

Related calculators

Landlord Compliance →BTL Costs →Rental Yield →EPC Duty →