Many tenants find HMO licensing rules confusing. This guide explains how England’s mandatory HMO licensing thresholds work from 2025, who is covered, and what protections tenants have. It shows how to check whether your home needs an HMO licence, which official forms to look for, and practical steps if a landlord hasn’t applied. I explain deadlines, what a licence should include, and how enforcement and the First-tier Tribunal (Property Chamber) may help where standards or safety are at risk. The language is plain, with examples for renters so you can spot unlicensed HMOs and take straightforward action to protect your health, safety and tenancy rights in England.
What the thresholds mean
From 2025 local authorities in England will use updated mandatory HMO licensing thresholds to decide which multi-occupancy properties need a licence. If your home is shared by multiple households or contains five or more tenants it is commonly affected.[1]
Who is covered
- Properties occupied by five or more tenants forming more than one household.
- Shared houses where tenants share facilities such as a kitchen or bathroom.
- Certain converted flats, bedsits and other multi-occupation layouts that local councils class as HMOs.
What a licence protects tenants
A valid HMO licence requires minimum safety and management standards. It can set conditions on overcrowding, fire safety, repairs and landlord management plans. Ask your landlord to show the licence document and check the council register.[2]
Official forms and how tenants can use them
- HMO licence application (local council form — varies by council): councils require landlords to submit an application to obtain or renew an HMO licence; as a tenant you can ask which form was used and see the issued licence. Example: ask your landlord to share the council reference for the application.
- Report unsafe or unlicensed HMO (council complaint/report form): use your local council’s online reporting form to flag fire hazards, overcrowding or poor management; the council will investigate and may issue a notice.
- First-tier Tribunal (Property Chamber) application (tenant claim forms): if the council does not resolve urgent safety or licence breaches, tenants can apply to the First-tier Tribunal for enforcement or compensation.[3]
What to do if your landlord has no licence
If you believe your property should be licensed but the landlord has not applied, first raise the issue in writing and request proof of a licence. Keep copies of messages and receipts. Next, contact your local council housing enforcement team and provide photos or other evidence of overcrowding or hazards.[1]
Enforcement, penalties and tribunal
Councils can issue civil penalties, prohibition orders or require improvements. Relevant legislation includes the Housing Act 1988 and the Rent Act 1977 which affect tenancy rights and enforcement routes in England.[4][5] Where necessary, the First-tier Tribunal (Property Chamber) hears cases about tenancy disputes and enforcement; tenants can apply for remedies including rent repayment or orders requiring works.[3]
FAQ
- What counts as an HMO under the 2025 thresholds?
- An HMO commonly includes homes with five or more tenants from more than one household sharing facilities, plus certain converted properties; local rules vary so check with your council.[1]
- Can a landlord evict me for asking about a licence?
- Eviction must follow legal procedures; asking about a licence is a normal tenant right and cannot be informal grounds for retaliation—seek advice and keep records if you suspect retaliation.[3]
- How do I check my landlord’s HMO licence?
- Ask the landlord for the licence reference and check the local council’s public register or contact the licensing team; you can also report suspected unlicensed HMOs to the council.[2]
How-To
- Count occupants and households to see if you meet the five or more tenants threshold.
- Ask your landlord in writing for the HMO licence details and a copy of the licence if they have one.
- Contact your local council licensing team to check the public register or to report a suspected unlicensed HMO.[1]
- Fill in the council’s online reporting form or send evidence (photos, messages) to the enforcement team.
- If the council does not act, consider an application to the First-tier Tribunal (Property Chamber) for enforcement or compensation.[3]
Key Takeaways
- Licensing protects tenants by setting minimum safety and management standards.
- Tenants should keep copies of communications, photos and any licence evidence.
Help and Support / Resources
- Houses in Multiple Occupation (HMO) guidance
- Apply for an HMO licence
- First-tier Tribunal (Property Chamber)
