Pro Tool
Check HMO Compliance. Before You Let.
The UK HMO landlord's compliance engine — licensing requirements, minimum room sizes, fire safety, amenity ratios, and council-specific regulations in one checklist.
Unlock HMO ComplianceCompliance Tracking
HMO regulations cover room sizes, fire safety, amenities, waste disposal, and management standards. Missing one requirement can mean a refused licence or prosecution. Propty breaks it all down into a clear, actionable checklist.
Licensing Guide
Mandatory HMO licensing applies to properties with 5+ tenants from 2+ households. But many councils also have Additional and Selective licensing schemes. Propty checks against national rules and highlights when you need to check your specific council.
A House in Multiple Occupation (HMO) is a property rented to 3 or more tenants forming 2 or more separate households who share facilities like a bathroom or kitchen. This includes house shares, bedsits, and some converted flats. HMOs have additional safety and licensing requirements beyond standard lettings.
Mandatory HMO licensing applies if your property has 5 or more tenants from 2 or more households. Many councils also operate Additional Licensing (covering smaller HMOs) or Selective Licensing (covering all private rentals in certain areas). Check your council's scheme — penalties for operating without a licence can reach £30,000.
Under the 2018 regulations, a bedroom used by one adult must be at least 6.51m² (70 sq ft). A room for two adults must be at least 10.22m² (110 sq ft). A room for a child under 10 must be at least 4.64m² (50 sq ft). Rooms below these sizes cannot be used as sleeping accommodation.
Requirements depend on property size and storeys. At minimum: interlinked smoke alarms on every floor, fire doors on bedrooms and kitchens, a clear escape route. Larger HMOs (3+ storeys) may need emergency lighting, fire blankets in kitchens, and a fire alarm system. A fire risk assessment is mandatory.
The general guideline is one bathroom per 4-5 tenants, though this varies by council. Most councils require a minimum of one bathroom with a bath or shower per 5 tenants, plus an additional WC per 5 tenants. Some councils are stricter. Our tool calculates the minimum for your occupancy level.