HMOs that need a licence
We run 2 licensing schemes for HMOs in Woking borough. These are:
- additional licensing scheme for small HMOs
- mandatory licensing scheme for large HMOs
Additional licensing scheme for small HMOs
From 5 January 2026, small privately rented HMOs require a licence.
A smaller HMO will require an additional licence if:
- it is rented by 3 or more people (including children) who form more than one household
- some or all tenants share basic facilities, including toilet, bathroom or kitchen facilities
- at least one tenant pays rent (or their employer pays it for them)
- it is their only or main residence
An additional licence is also needed if you're a live-in landlord with 3 or more lodgers.
For more information about this new scheme, go to additional HMO licensing scheme.
Mandatory licensing scheme for large HMOs
Renting out a large HMO requires a mandatory licence if:
- it is rented by 5 or more people (including children) who form more than one household
- some or all tenants share basic facilities, including toilet, bathroom or kitchen facilities
- at least one tenant pays rent (or their employer pays it for them)
- it is their only or main residence
A mandatory licence is also needed if you're a live-in landlord with 4 or more lodgers.
To find out more, go to mandatory licensing of HMOs – GOV.UK.
What happens if you do not get a licence
You're committing a criminal offence if you run a HMO without a licence.
Penalties include:
- prosecution with an unlimited fine
- a fine of up to £30,000 per offence
Your tenants may also be able to claim up to 12 months' rent via a rent repayment order (RRO).
Current licensed HMOs in Woking borough
We are legally required to publish a list of licensed HMOs.
To view or download, go to HMO public registers.
HMOs that do not need a licence
There are some types of properties that do not require a HMO licence.
For more information, go to the Housing Act 2004 Schedule 14 – Legislation.gov.uk.
Contact our Housing Standards team
You can contact us online for advice on HMO licences and the legislation.