A simple guide to HMO standards and requirements

A House in Multiple Occupation (HMO) is a property rented out by at least three people who are not from one household (e.g. not a family) but who share facilities such as a kitchen or bathroom. HMOs are common in student housing, flat shares, and properties split into bedsits.

Because HMOs involve multiple tenants, they have extra legal requirements to make sure the property is safe and properly managed.

What Makes a Property an HMO?

A property is usually classed as an HMO if:

• It’s rented to 3 or more tenants forming more than 1 household.
• Tenants share toilet, bathroom, or kitchen facilities.

A property is a large HMO if:

• It’s rented to 5 or more tenants,
• They form more than 1 household, and
• Facilities such as kitchens or bathrooms are shared.

“Household” means members of the same family, including couples, relatives, or step-relatives. Unrelated tenants are separate households.

Licensing Obligations for Landlords

Most large HMOs (5+ tenants, multiple households, shared facilities) must be licensed by the local council. Some councils also require smaller HMOs to be licensed under “additional licensing” schemes.

To get or keep a licence, landlords must:

• Ensure the property meets minimum room sizes
• Provide adequate kitchen and bathroom facilities
• Make sure gas, electrical, and fire safety checks are carried out
• Keep communal areas clean and in good repair
• Act as a “fit and proper person” (no serious criminal convictions or housing offences)

Operating an unlicensed HMO when a licence is required can result in heavy fines and tenants may be able to reclaim rent.

Tenant Rights in HMOs

Tenants in HMOs have the same rights as other renters, plus added protections:

• The property must not be overcrowded
• Fire safety measures (like smoke alarms, fire doors, extinguishers) must be in place
• The landlord must deal with repairs in shared areas as well as in individual rooms
• Rubbish and waste disposal arrangements must be suitable for the number of tenants
• If the landlord fails to meet licensing or safety requirements, tenants may complain to the local council

Key Takeaway

Living in an HMO can be affordable and social, but it’s important that safety and space standards are met. Landlords must follow strict licensing rules, and tenants should know their rights to a safe, well-managed home.

This guide is for general information only. Always check with your local council, as HMO rules can vary by area.