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.

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Calculation method, coverage and version

Inputs used: How many unrelated occupants?, Forming how many households?, Do they share a kitchen, bathroom or toilet?, Does your council have additional or selective licensing?.
Calculation approach: The calculator applies the rules and assumptions described in “How it works” to the values you enter. Rounding can cause small differences from an official or provider calculation.
Coverage: Landlords & Property. UK nations, tax treatment, local rules and provider criteria can differ; check the official sources shown below before acting.
Content version: No page-specific review date is currently published. Treat the result as indicative and verify current rules independently.

Not included unless explicitly requested: personal circumstances not entered, provider discretion, future rule changes, professional fees and case-specific exceptions. Read the full calculator methodology.

Primary sources and official verification

Use these official sources to verify current rules before acting. Coverage and dates can differ across England, Scotland, Wales and Northern Ireland.

See the sitewide source policy.

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.

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