Understanding HMOs: What Renters in England Need to Know

If you rent a room or share a house or flat with others in England, there are special rules and protections to know about. Many renters live in what’s called a House in Multiple Occupation (HMO). Understanding how HMOs are defined, the legal responsibilities of landlords, and your rights as a renter will help you feel secure in your shared home.

What Is a House in Multiple Occupation (HMO)?

An HMO is a home rented by three or more people who form more than one household and share facilities such as a kitchen, bathroom, or toilet. In everyday terms, if you and at least two others rent rooms from the same landlord, and you aren’t all part of the same family, your property is likely an HMO.

• Example: Five friends renting separate bedrooms in a house, sharing a kitchen and bathroom, are living in an HMO.
• Three unrelated professionals in a flatshare with a shared bathroom would also be in an HMO.

Certain HMOs meet the definition of a ‘large HMO’ if they are rented to five or more people from more than one household and share facilities.

Why Does an HMO Matter for Renters?

HMOs in England are subject to extra regulations to protect resident safety and well-being. This means:

• Landlords must meet higher standards for fire safety and property maintenance
• There are limits on the number of people who can live in each room
• Landlords of large HMOs usually must have a council licence

All HMOs must be kept in good repair and provide enough facilities for the residents. If a landlord fails to meet these requirements, they may face enforcement from your local council.

HMO Licensing and Your Rights

In England, large HMOs must be licensed by the local council. Many councils also have licensing for smaller HMOs. A landlord who rents an unlicensed HMO may be committing an offence.

• Check if your landlord has an HMO licence by contacting your local council’s housing department.
• Licences ensure your home meets fire, safety, and management standards.
• Licensing rules are set out in the Housing Act 2004.

Key Official Forms and How Renters Use Them

• HMO Licence Application (No fixed national form number)
  When used: By landlords to apply for HMO licensing through the local council. If you are unsure your home should be licensed, report it to your council’s housing team using their official contact form. Official government guidance on HMO licences has the application steps and links to local councils.
• Form for Complaints About Standards in Rented Homes
  When used: If your HMO has safety or repair issues not addressed by your landlord, use your council’s official complaint form to alert the council. The council can inspect and require your landlord to act.

Safety and Minimum Standards in HMOs

As a renter in an HMO, your landlord must:

• Install and maintain smoke alarms
• Provide annual gas safety certificates (if gas is present)
• Ensure communal areas are safe and clean
• Respond promptly to repairs

Your home must not be overcrowded and must meet council-set minimum room sizes. Councils have the authority to inspect HMOs and require improvements.

What If I Have Problems With My HMO?

If you experience issues such as overcrowding, disrepair, or safety concerns in an HMO, you have several options:

• Contact your landlord first, in writing, with evidence
• If no action, submit a report to your local council using their housing complaint portal (report issues to your council)
• Serious complaints can lead the council to order repairs, prosecute the landlord, or manage the property directly (known as a management order)

If your landlord takes retaliatory action, such as serving an eviction notice after a complaint, you may have extra protections under the Housing Act 1988.

Which Tribunal Handles Disputes?

Disagreements about HMO standards, rent repayment orders, and other disputes can often be taken to the First-tier Tribunal (Property Chamber). This tribunal helps resolve issues relating to private rented housing in England.

Frequently Asked Questions About HMOs in England

1. How do I know if my rented home is an HMO?
   If three or more unrelated people share a property with communal areas, it likely qualifies as an HMO. Check with your local council if unsure.
2. What can I do if my landlord doesn’t have an HMO licence?
   Report your concern to your local council. An unlicensed HMO could lead to rent repayment orders or enforcement against the landlord.
3. What are my landlord’s responsibilities in an HMO?
   Landlords must ensure safety (fire alarms, gas checks), handle repairs, and meet licence conditions—including preventing overcrowding.
4. Can my landlord evict me for complaining to the council about HMO conditions?
   Retaliatory eviction is restricted by law. If you receive an eviction notice after reporting issues, you may have extra legal protections.
5. Who can help me with complex HMO problems?
   Your local council, Citizens Advice, and the First-tier Tribunal (Property Chamber) can all help support your rights as a renter in an HMO.

Need Help? Resources for Renters

• GOV.UK: Private Renting – Official advice on tenant rights and HMOs
• HMO Licensing Guidance – Check rules and council contacts
• Citizens Advice: Shared Housing – Practical support for renters in HMOs
• Report Housing Problems to Your Council
• First-tier Tribunal (Property Chamber)

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1. Housing Act 2004 (sets HMO rules and licensing)
2. Housing Act 1988 (tenancy rights and protections)
3. GOV.UK HMO Licensing Guidance
4. First-tier Tribunal (Property Chamber)

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