HMO Licensing After Renters' Rights Act 2025

Many tenants and renters in England are asking what the Renters' Rights Act 2025 means for Houses in Multiple Occupation (HMOs). This guide explains licensing changes, what tenants can expect from landlords and local authorities, and practical steps for reporting safety or overcrowding issues. You will find clear information on official forms, how to check an HMO licence, and what to do if repairs, heating, or shared facilities are unsafe or not provided. The language is plain and aimed at renters who need actionable advice on timelines, filing complaints, and raising concerns with the First-tier Tribunal (Property Chamber) or their council.

What changed for HMO licensing

The Renters' Rights Act 2025 introduced tighter national expectations for shared housing safety and clearer enforcement powers for councils. Local housing authorities in England already use HMO licensing rules alongside long-standing legislation such as the Housing Act 1988 and the Rent Act 1977 to set conditions for landlords and to manage overcrowding and safety standards.

Councils now have more explicit duties to review licences and to share enforcement information with tenants and applicants. If you suspect your building should be licensed or that conditions breach licence terms, you can check official guidance and how to report problems on GOV.UK HMO licensing guidance^[1].

What this means for tenants

• Check whether your building has a valid HMO licence and read any licence conditions set by the council.
• Photograph and date any hazards such as mould, broken heating, or unsafe electrics to build evidence.
• Report urgent safety problems to your landlord and to the council promptly, and note the date and time you reported them.
• Keep written records of rent payments, tenancy agreements and all messages about repairs.
• If the landlord does not act, consider applying to the First-tier Tribunal (Property Chamber) for enforcement or a rent repayment order.

Official forms and how to use them

HMO licence application guidance (landlords) and checking licence status

Form name: HMO licence application (name/format varies by council). When used: landlords apply to their local council for a mandatory HMO licence; tenants can ask the council to confirm whether a licence exists and check its conditions. Practical example: if tenants suspect overcrowding or unsafe shared facilities, ask the council to confirm the licence status and which conditions apply using the official HMO guidance page HMO licensing guidance^[1]. Councils publish local application forms and checks on their websites.

Report a privately rented property to your local council

Form name: council reporting form (varies by local authority). When used: tenants use their council's online reporting or complaints form to trigger an inspection under housing and health powers. Practical example: report persistent lack of heating or blocked sanitation using your council's report page; councils can inspect and require the landlord to fix hazards. Official GOV.UK guidance on how to report problems is here: Report a privately rented property to your local council^[2].

Apply to the First-tier Tribunal (Property Chamber)

Form name: online application via the tribunal portal (specific form type depends on the remedy sought). When used: tenants apply to the First-tier Tribunal for enforcement, to request a rent repayment order, or to challenge certain decisions. Practical example: after failed council enforcement, a tenant can apply to the First-tier Tribunal (Property Chamber) for a rent repayment order or for directions to require compliance. Guidance and how to apply are available on the tribunal page: First-tier Tribunal (Property Chamber)^[3]. The tribunal will set deadlines and evidence requirements.

Key Takeaways

• Keep dated photos and written records of problems.
• Contact your council early to check HMO licensing and request inspections.
• If issues remain unresolved, the First-tier Tribunal can offer enforcement remedies.

FAQ

Can I ask the council to check if my building needs an HMO licence?

Yes. You can contact your local council and ask them to confirm whether the property is licensed and whether conditions are being met.

What should I include when I report a problem?

Include dates, photos, copies of messages to the landlord, a description of the hazard, and your contact details so the council can follow up.

When should I consider applying to the First-tier Tribunal?

If your council or landlord does not resolve serious hazards or breaches of licence conditions, the tribunal can review evidence and order remedies like repairs or rent repayment orders.

How-To

1. Gather dated evidence: photos, messages, receipts and your tenancy agreement.
2. Contact your landlord in writing and request repairs or compliance with licence conditions.
3. Report the issue to your local council using their online reporting form and ask for an inspection.
4. Keep a timeline of responses and any missed deadlines so you can show delay or inaction.
5. If unresolved, apply to the First-tier Tribunal (Property Chamber) for enforcement or a rent repayment order.

Help and Support / Resources

• Find your local council
• HMO licensing guidance (GOV.UK)
• First-tier Tribunal (Property Chamber)

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1. [1] HMO licensing guidance - GOV.UK
2. [2] Report a privately rented property - GOV.UK
3. [3] First-tier Tribunal (Property Chamber) - GOV.UK