Additional Licensing for HMOs: England Rules

Living in an HMO can raise extra questions for tenants about safety, licensing and who enforces rules. If you rent a room in a house in multiple occupation in England, additional licensing may apply to the whole property or specific areas within a council. This guide explains in plain terms what additional HMO licensing means for tenants, how to check whether your landlord has the correct licence, what official forms and bodies are involved, and the practical steps if there is no licence or standards are poor. It uses clear examples a tenant can follow and points to the official government pages and tribunal you may need to contact.

What additional licensing covers

Additional licensing is a scheme local councils can use to require licences for HMOs that fall outside mandatory licensing. It focuses on property management standards, safety, overcrowding and proper record-keeping. Tenancy rights and possession rules remain governed by broader statutes such as the Housing Act 1988 and the Rent Act 1977^[3][4]. For practical guidance on applying for or checking an HMO licence, councils follow GOV.UK guidance and local application rules^[1].

Who needs an additional HMO licence

Local councils may introduce additional licensing where they identify poor management or safety risks in a particular area. This can apply by street, ward or city. A property may need a licence even if only some rooms are let to unrelated tenants.

Key tenant checks

• Ask your landlord to show the HMO licence or provide the licence number and document when it was issued.
• Search your council website within the local HMO register to confirm the licence status.
• Request copies of safety certificates and records (gas, electric, fire) as evidence of compliance.
• Use your council's complaint or reporting form if you suspect the property is unlicensed or unsafe.

Official forms and when tenants use them

Many application or complaint forms are held by local councils, so exact names and numbers vary by authority. The following are the practical, official forms and where a tenant might use them.

• HMO licence application (local council form; no single national form number). When used: councils use this to register and licence an HMO. Tenant example: ask the council to confirm a landlord's licence number and request a copy of the licence via the council’s HMO register^[1].
• Complaint or reporting form to your local housing department (council complaint form; name varies). When used: to report a suspected unlicensed HMO or serious safety issue. Tenant example: submit the council form with photos and dates if you believe the landlord has not applied for required licences.
• Application to seek a Rent Repayment Order (RRO) via the route explained on GOV.UK or through the First-tier Tribunal procedure. When used: tenants can apply for repayment of rent paid during a period when a landlord committed certain offences (for example, letting an unlicensed HMO). Tenant example: gather evidence and follow the GOV.UK guidance to start an RRO claim or apply to the tribunal^[2].

If your landlord lacks a licence: practical steps

If you discover your landlord does not hold a required additional HMO licence, follow clear steps to protect your rights and document the issue.

1. Collect and save evidence: photos of hazards, copies of your tenancy agreement, receipts and dated messages with your landlord.
2. Ask the landlord in writing to provide the licence within a clear timeframe (for example, within 14 days) and keep a copy of the request.
3. Report the property to your local council using their HMO complaint form and include your evidence and dates.
4. If the council cannot resolve the issue, consider applying to the First-tier Tribunal (Property Chamber) or for a Rent Repayment Order after checking eligibility and guidance^[2].
5. Keep communicating in writing and seek guidance from official services before taking further steps.

FAQ

Who decides if additional licensing applies in my area?

Local councils decide and publish additional licensing schemes for specific areas; they must consult before introducing a scheme.

Can I be fined for living in an unlicensed HMO?

Tenants are not usually fined for living in an unlicensed HMO; enforcement targets landlords and managers who break licensing rules.

What can I do if my landlord refuses to apply for a licence?

Collect evidence, report the property to the council, and consider applying for a rent repayment order or tribunal remedy if eligible.

How-To

1. Gather evidence and a timeline: take photos, save receipts, and keep dated messages from the landlord.
2. Request the licence from the landlord in writing, stating a clear deadline to respond.
3. Submit a formal report to your local council using their HMO complaint form and attach your evidence.
4. If the council’s action is insufficient, follow GOV.UK and First-tier Tribunal guidance to apply for a Rent Repayment Order or tribunal remedy.

Key Takeaways

• Ask to see the HMO licence and keep a written record of the request.
• Gather evidence and report unlicensed HMOs to your local council promptly.
• Use official GOV.UK guidance and the First-tier Tribunal route when seeking repayment or enforcement.

Help and Support / Resources

• Apply for a licence to rent out a house in multiple occupation (HMO) - GOV.UK
• First-tier Tribunal (Property Chamber) - GOV.UK
• How to claim a Rent Repayment Order - GOV.UK

1. [1] Apply for a licence to rent out a house in multiple occupation (HMO) - GOV.UK
2. [2] First-tier Tribunal (Property Chamber) - GOV.UK
3. [3] Housing Act 1988 - legislation.gov.uk
4. [4] Rent Act 1977 - legislation.gov.uk