When does a shared house need an HMO licence?

In England, mandatory licensing applies to properties with five or more occupiers from two or more households; many councils add additional or selective licensing schemes.

HMO licensing: the checklist we use before we bid

Minimum room sizes, amenity ratios, fire precautions and the licence application itself. Our pre-bid checklist for shared accommodation.

Shared accommodation is only worth doing properly. A licensed, well-run HMO is stable, in demand and safe. An unlicensed one is a liability. This is the checklist we run before any bid on a property intended for sharing.

Licensing

Does the property need a mandatory licence (five or more occupiers)? Does the council operate additional or selective licensing?
What are the council's minimum room sizes and amenity standards?
Is planning permission (Article 4 direction) required for the change of use?

The building

Escape routes, fire doors, interlinked alarms, emergency lighting.
Kitchen and bathroom ratios for the intended number of occupiers.
Heating, ventilation and sound insulation between rooms.

The operation

A management plan: inspections, waste, repairs response times.
A named manager and 24-hour contact.

"If the room does not meet the minimum size on paper, it does not exist in the business case."

Mill Street

Mill Street HMO in Coventry went through exactly this process. Five rooms, two bathrooms, a mandatory licence, and every room let within six weeks of completion.

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FAQ

Common questions.

When does a shared house need an HMO licence?: In England, mandatory licensing applies to properties with five or more occupiers from two or more households; many councils add additional or selective licensing schemes.

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