Live in landlords and HMOs
What is an HMO?
The term House in Multiple Occupation (HMO) refers to a property rented out by at least three people who form more than one household (for example, people who aren't members of the same family or living together as a couple), but share facilities like the bathroom and kitchen.
When does a property become an HMO?
It's a common misconception that HMO regulations only apply to flatshares where the landlord doesn’t live in the property – it's perfectly possible to have an HMO as a live in landlord too.
You can often have two lodgers before your property is classified as an HMO, but when you get to three HMO rules may apply.
HMO Licences
If you’re renting out a property to five or more people, with shared toilet, bathroom or kitchen facilities, this is a large HMO and will require an HMO licence. Some councils also operate additional licensing schemes that require smaller HMOs to be licensed too, so it's worth checking your council’s website to see if these additional rules apply in your borough.
An HMO licence is valid for five years – after this point you must renew it. You should also have a separate license for every HMO you run. Renting out an unlicensed HMO puts you at risk of hefty fines and penalties.
Safety
Historically, HMOs are at a greater risk from fires, so it’s important all HMO landlords put in appropriate fire safety systems and regularly maintain fire alarms. You should send a gas certificate to the council every year and provide safety certificates for all electrical appliances when requested.
For more information on HMOs read our HMO Guide for landlords.