Houses in multiple occupation (HMOs)

HMOs that need a licence, how to apply for or renew a licence, licence costs, basic standards for HMOs, report an unlicensed HMO.

Contents

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.

Contact us