If you live in shared housing in England and pay rent to share facilities, your property may need a House in Multiple Occupation (HMO) licence. This guide explains in straightforward terms what an HMO licence does, who must apply, and what tenants should know about safety standards, landlord responsibilities and timescales. It also shows the official forms tenants or landlords will encounter, how to report concerns to the local council, and how to raise issues with the First-tier Tribunal (Property Chamber) if problems are not resolved. No legal training is needed to follow these steps; keep records, meet deadlines, and seek local authority help when safety or licensing obligations appear unmet.
What is an HMO?
An HMO is a property where people from more than one household share facilities such as a kitchen or bathroom. In England HMO licensing and safety standards are enforced by local councils; relevant legislation includes the Housing Act 1988 and the Rent Act 1977.[3][4]
Who must have an HMO licence?
Landlords must apply for a licence if the property meets the local council's HMO criteria. Tenants should check whether a licence exists and whether the licence conditions are being met, especially for fire safety and overcrowding.
- Check how many people live in the property and whether they form separate households.
- Ask the landlord or managing agent to show the HMO licence or evidence the application has been submitted.
- Confirm safety measures: working smoke alarms, fire doors, and safe heating and electrics.
- Keep copies of rent receipts, deposit paperwork and the tenancy agreement.
How to apply or report
Only landlords (or their agents) can formally apply for an HMO licence; tenants can request to see the licence and report concerns to the local council if safety standards or licensing requirements appear unmet. For official guidance on HMO licences see the GOV.UK page on HMO licences.[1] If a council decision affects you, you can seek a review or appeal to the First-tier Tribunal (Property Chamber).[2]
Common documents and forms
There is no single national HMO application form; councils provide their own licence application forms and fees. Tenants may be asked to support an application by providing proof of occupancy or copies of tenancy agreements. If you need to appeal a council decision, use the First-tier Tribunal guidance on appeals and its application process.
FAQ
- Do I need an HMO licence?
- If you live in shared housing with three or more unrelated tenants, the property may need an HMO licence; ask the landlord and check with your local council.
- How can I report an unlicensed HMO?
- Contact your local council's housing enforcement or environmental health team with your concerns and any evidence you have, such as photos or tenancy details.
- Can a landlord evict me for reporting licensing or safety problems?
- Eviction in retaliation can be unlawful. Keep records and seek advice; you can raise concerns with the council and, if needed, apply to the First-tier Tribunal for help.
How-To
- Identify whether your property meets HMO criteria by checking household numbers and shared facilities.
- Ask the landlord for the licence or proof an application has been submitted and request a copy.
- Document safety concerns with dated photos and notes, and keep rent receipts as evidence.
- Report the issue to your local council's housing enforcement team and provide your evidence.
- If the council decision is unsatisfactory, follow the First-tier Tribunal (Property Chamber) appeal process.
Key Takeaways
- Tenants should verify that an HMO licence exists and that safety conditions are met.
- Keep organised records of tenancy agreements, payments and communications.
- Report concerns to your local council early to protect your health and rights.
Help and Support / Resources
- GOV.UK: House in multiple occupation (HMO) licence
- First-tier Tribunal (Property Chamber) - GOV.UK
- Housing Act 1988 - legislation.gov.uk
