Houses in multiple occupation (HMOs)

HMOs are rental properties occupied by 3 or more people not part of the same household.

Contents

HMOs that require a licence

Renting out a house in multiple occupation (HMO) requires a 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 

An HMO is treated as your only or main residence if you are:

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

You are required to comply with the following, whether or not you have an HMO licence:

HMO licence conditions

You are committing an offence if you run an HMO without a licence. Penalties include prosecution with an unlimited fine, a financial penalty of up to £30,000 per offence, and recovering the rent paid by tenants via a rent repayment order.

To run a licensed HMO, you must make sure that:

  • the house is suitable for the number of occupants (this depends on its size and facilities)
  • the manager of the house is considered ‘fit and proper' (for example, they have no criminal record or breach of landlord laws or code of practice)

You must also:

  • a floor plan of the property (a line drawing including dimensions)
  • a fire risk assessment
  • an Electrical Installation Condition Report (EICR)
  • a Gas Safe Certificate (if applicable)
  • an automatic fire detection certificate
  • a Portable Appliance Testing (PAT) certificate

We may add other conditions to your licence, for example improving the standard of your facilities. 

Download the document below for detailed guidance on HMO licensing conditions.

HMO Licensing Conditions (PDF, 149.4 KB)

Fins out more about mandatory licensing of HMOs - GOV.UK.

HMOs that do not require a licence

You do not require an HMO licence if a property is let to 4 tenants or fewer from 2 or more households.

For guidance on buildings that do not require an HMO licence, refer to the Housing Act 2004 Schedule 14 - Legislation.gov.uk.

Contact us if you want advice about HMO licences and the legislation.

Email: housing.standards@woking.gov.uk 
Telephone: 01483 743882