Houses in Multiple Occupation (HMO) licensing

• Check if you need an HMO licence

• View our housing standards for Houses in Multiple Occupation (HMO)
• All HMO licences must meet our mandatory licensing conditions. View the HMO mandatory conditions

We will carry out checks to make you are a "fit and proper person". We must take into account, amongst other things: 

• Any previous convictions relating to violence, sexual offences, drugs and fraud. 
• Whether you have broken any laws relating to housing or landlord and tenant issues. 
• Whether you have been found guilty of unlawful discrimination. 
• Whether you have previously managed HMOs that have broken any approved code of practice. 

You may be asked to submit a Disclosure and Barring Service check along with your application if the above checks are not satisfactory. 

To apply for an HMO licence:

1. Complete an HMO licence - register fit and proper persons form. 
2. Make a note of the reference number emailed to you after you submit the fit and proper persons' form. You'll need this to complete the application form.
3. Complete an HMO licence - make an application form.

Your licence is only valid for one property. If you have multiple properties you use as HMOs you need to apply for a licence for each property.

A licence will normally last for 5 years but in certain circumstances a licence can be granted for a shorter period.

The cost of a 5 year licence is: £1,011 plus £53 inspection fee per habitable room.

Example of how a licence fee could work. The example below shows the cost of a HMO with:

• 8 bedrooms - classed as habitable rooms 
• 1 communal kitchen
• 1 communal lounge - classed as a habitable room
• 1 communal dining room - classed as a habitable room
• 2 bath or shower rooms
• ​2 separate water closets

There are 10 habitable rooms as indicated.

The costs are broken down as follows:

1. The standard application fee is £1,011.
2. The inspection fee of 10 habitable rooms at £53 each totals £530.
3. The total fee for 5 years is £1,541 - this is the standard application fee plus the total inspection fee. This would work out at £308.20 per year.      

We'll grant a licence if we’re satisfied that:

• The property meets the HMO space, facilities and amenities standards – Housing standards for Houses in Multiple Occupation (HMO)
• The person applying is a fit and proper person.
• They are the most appropriate person to hold the licence.
• Any manager involved is also a “fit and proper person.”
• The management arrangements are suitable.
• The person managing the property is competent.
• The financial arrangements for managing the property are appropriate.

If we refuse to issue you a licence

If your property doesn’t meet standards or you don’t pass the fit and proper person check, we may refuse to issue a licence. In that case, we can apply for an Interim Management Order to manage the property for up to a year. If there’s no improvement, we may apply for a Final Management Order, which can last up to 5 years. You will keep your rights as a property owner. 

How to appeal against our decision

If we refuse you a licence contact us using the contact details on this page, initially to try and resolve the issue. If you feel we've acted unfairly by failing to grant, revoking or imposing certain sanctions on your licence, you can appeal to the Residential Property Tribunal (RPT).

The RPT is an expert independent tribunal that will act instead of the county court to either overturn or confirm the council’s decision. The RPT cannot award costs unless it is found that one party acted unreasonably.​

• How to solve a residential property dispute

Tacit consent will not apply to this application. It's in the public interest that we must process your application before it can be granted.

You must manage your HMO in accordance with national regulations, even if your property doesn't need a licence.

The rules that apply depend on the type of HMO:

• Shared facilities HMOs: Management of Houses in Multiple Occupation (England) Regulations 2006
• Section 257 HMOs: Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007

If you fail to meet these requirements, you could face a civil penalty or prosecution.

If you no longer need a licence for a property you rent

In certain circumstances you might be able to apply for a Temporary Exemption Notice from HMO licensing

• Apply for a Temporary Exemption Notice

Benefits of landlord licensing

Landlord licensing supports responsible landlords and helps improve standards in the private rented sector. We can provide guidance to help you meet your licence conditions and legal responsibilities.

Licensing aims to:

• Improve property management standards
• Create safer homes for tenants
• Support responsible landlords
• Encourage investment in the borough's rental market
• Improve neighbourhoods and local communities

These improvements help create a thriving private rented sector that benefits landlords, tenants and residents.

Contact the team