What is an HMO?
A House in Multiple Occupation (HMO) is a property rented by three or more people who are not from the same household (i.e. not a family), who share facilities such as a kitchen or bathroom. Most shared student houses and professional house shares are HMOs.
Does your landlord need a licence?
All HMOs with five or more occupants from two or more households require a mandatory HMO licence from the local council. Many councils also operate additional licensing schemes covering smaller HMOs — sometimes as few as three occupants. Selective licensing may also apply in your area. You can check whether your property needs a licence by contacting your local council's private renting team or using the council website.
A landlord operating an unlicensed HMO is committing a criminal offence. Importantly, if your landlord does not have the required HMO licence, you can apply to the First-tier Tribunal for a Rent Repayment Order — recovering up to 12 months' rent. You do not need a solicitor to make this application.
HMO safety standards
HMO landlords have additional legal obligations beyond ordinary residential lets. These include:
- Annual gas safety checks with a copy of the certificate provided to you
- Five-yearly electrical installation condition report (EICR)
- Working smoke alarms on every floor and carbon monoxide detectors in rooms with combustion appliances
- Adequate fire safety measures — typically fire doors, fire extinguishers, and a means of escape
- Minimum room size standards (at least 6.51 square metres for one adult sleeping room)
- Adequate cooking and bathroom facilities for the number of occupants
If your HMO does not meet these standards, your council can issue an improvement notice or even prohibit the property from being let. You can report concerns to the Environmental Health team without fear of retaliatory eviction — this protection is strengthened under the Renters' Rights Act 2025 from 1 May 2026.
Deposits in HMOs
Each tenant in an HMO typically pays their own deposit, which must be protected individually in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days. If your deposit is not protected, you can claim 1x–3x the deposit amount. This applies even if you have already left the property.
Be aware that HMO deposit disputes can be complex — especially where damage is disputed between multiple occupants. Take detailed photographs and a video walkthrough on move-in day. Keep copies of all correspondence about the condition of the property.
Joint vs individual tenancies in HMOs
If you have a joint tenancy with your housemates, you are all collectively responsible for the full rent — not just your share. If a housemate leaves or stops paying, you may be liable for their portion. If you have individual room-only tenancies, you are only responsible for your own rent and deposit.
Check your agreement carefully. The distinction matters significantly if you want to leave before others, or if a housemate causes damage.
Renters' Rights Act and HMOs
From 1 May 2026, the Renters' Rights Act applies to HMO tenancies in the same way as other private tenancies. Assured Shorthold Tenancies in HMOs convert to Assured Periodic Tenancies. Section 21 no-fault eviction is abolished. Rent increases are limited to once per year with two months' notice. Purpose-Built Student Accommodation (PBSA) that meets certain code requirements is exempt — but most ordinary shared houses are not.