HMO licences: what room renters should know

A shared house where several unrelated people each rent a room is usually a House in Multiple Occupation (HMO). Some HMOs must be licensed by the council. This guide covers the basics for England, drawn from gov.uk.

When a licence is required

Gov.uk says a large HMO needs a licence when all of these apply:

it is rented to five or more people who form more than one household;
some or all of the tenants share a toilet, bathroom or kitchen; and
at least one tenant pays rent, or their employer pays it for them.

Smaller shared houses may also need a licence depending on the local council's area, so the rules differ from place to place. The usual landlord and tenant rules apply to every HMO, licensed or not.

What a licence involves

The landlord applies to the council, and each property needs its own licence.
A licence lasts up to five years and must be renewed before it expires.
The property must suit the number of occupants, and the manager must be a "fit and proper" person.
The licensing guidance requires an updated gas safety certificate to be sent to the council each year, smoke alarms to be installed and maintained, and safety certificates for electrical appliances to be provided when requested.
Councils set their own licence fees. An unlicensed large HMO can lead to an unlimited fine for the landlord.

How to check a house

Ask the landlord, then confirm with the council. Gov.uk's advice is to contact your local council to check whether an HMO is licensed. Add it to your viewing checklist.

Checking a home in Barrow, Dalton or Ulverston

See Westmorland and Furness Council’s HMO guidance. The council says it keeps a public register of licensed HMOs and asks people to contact it to view the register. This is a request route, rather than an online property lookup. Ask the council whether the particular home needs a licence and whether it holds a valid one.

If something is wrong

The council enforces HMO standards and can make a landlord correct problems, so report concerns there. If a large HMO is run without the licence it needs, gov.uk says tenants may be able to reclaim rent through a tribunal application. Ask the council, Citizens Advice or Shelter about your own situation first.

This is general information for England, not legal advice. See also how renting with us works.

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Official GOV.UK guidance (checked 15 October 2026): HMO licensing requirements; HMO standards and council enforcement.

Local council route checked 18 October 2026. The national guidance review date above is unchanged.

Common questions

When does a shared house need an HMO licence?

A large HMO needs a licence from the council: it is rented to five or more people who form more than one household, some or all share a toilet, bathroom or kitchen, and at least one tenant pays rent or has it paid by their employer. Councils can also require licences for smaller shared houses in some areas.

How do I check if an HMO is licensed?

Contact your local council and ask whether the property holds a valid licence.

How long does an HMO licence last?

A licence is valid for a maximum of five years and must be renewed before it expires.

What if my landlord is running an unlicensed large HMO?

Gov.uk says the council enforces HMO standards and can make a landlord act, and that tenants of an unlicensed large HMO may be able to reclaim rent through a tribunal application.