Question 1

When do I need an HMO licence in England?

Accepted Answer

A mandatory HMO licence is required in England where a property is occupied by five or more people forming two or more separate households who share a kitchen, bathroom or toilet. The three storey minimum was removed in October 2018, so a single storey property with five sharers is caught.

Question 2

How much does an HMO licence cost?

Accepted Answer

There is no national fee. Each council sets its own, typically between £500 and £1,500 for a five year licence, with most falling between £600 and £1,100. Some London boroughs charge per habitable room and exceed £2,000.

Question 3

What is the minimum bedroom size in a licensed HMO?

Accepted Answer

A room slept in by one person aged 10 or over must be at least 6.51 square metres. A room slept in by two people aged 10 or over must be at least 10.22 square metres. A room used by one child under 10 must be at least 4.64 square metres. Rooms below 4.64 square metres cannot be used for sleeping at all.

Question 4

What happens if I operate an HMO without a licence?

Accepted Answer

Operating an unlicensed HMO is a criminal offence. Councils can issue a civil penalty of up to £30,000 or prosecute for an unlimited fine. Tenants or the local authority can apply for a rent repayment order covering up to 24 months of rent. The Renters Rights Act doubled this from 12 months for offences committed on or after 1 May 2026, and extended the window for bringing a claim from 12 months to two years.

Do you need an HMO licence?