Houses in multiple occupation (HMOs)

A property is a HMO if all of the following apply:

• at least 3 tenants live there
• the tenants are not from one household
• the tenants share toilet, bathroom or kitchen facilities

A property is also considered a HMO if the landlord lives there with their family and with 2 or more lodgers.

It is a criminal offence to run a HMO without a licence. 

Landlords must apply for a HMO mandatory or additional licence.

What is a household?

A ‘household’ is defined as members of the same family sharing domestic accommodation. This includes:

• married couples or non-married couples living together
• relatives living together
• half-relatives living with their relatives
• foster children living with their foster parent(s)

Domestic staff are also included as part of a household if they are living rent-free in accommodation provided by the person for whom they're working.

Residency status

A HMO is considered an only or main residence if your tenants are either:

• a student
• a migrant worker
• a domestic violence victim using it as a refuge

HMO property types

HMOs can be formed of:

• an entire house or flat
• a house converted into bedsits (or other non self-contained accommodation)
• a house converted into one or more flats

A HMO can also be a building converted into self-contained flats where:

• the conversion did not meet the the Building Regulations 1991 – Legislation.gov.uk
• more than one third of the flats are let on short-term tenancies

HMO legislation

You are required to comply with the following:

• Housing Health and Safety Rating System (HHSRS) – GOV.UK
• Management of Houses in Multiple Occupation (England) Regulations 2006 – Legislation.gov.uk