HMO Properties

Published: May 2025
By: Rightprop | Caversham, Reading

What is an HMO property?

An HMO (House in Multiple Occupation) is a property rented out by at least three tenants who are not from one household (e.g. a family), but share facilities such as a kitchen or bathroom.

Do I need a license for my HMO?

Yes, most HMOs require a license from the local council. A mandatory HMO license is needed if:

The property is rented to 5 or more people from more than one household
Tenants share toilet, bathroom, or kitchen facilities

Some local authorities also require additional or selective licensing, so always check with your local council.

What are the legal responsibilities of an HMO landlord?

HMO landlords have several responsibilities, including:

Ensuring the property is safe and well-maintained
Providing annual gas safety checks
Installing smoke alarms and carrying out electrical checks
Managing waste and maintaining common areas
Meeting minimum room size requirements

What are the minimum room sizes in an HMO?

As per regulations in England:

A room for 1 adult must be at least 6.51 square metres
A room for 2 adults must be at least 10.22 square metres
Rooms for children have slightly different requirements

What safety requirements apply to HMOs?

Working smoke and carbon monoxide alarms
Annual gas safety certificate
5-yearly electrical installation condition report (EICR)
Fire doors and escape routes (depending on property size)

Do I need planning permission to convert to an HMO?

In some areas, yes. This depends on the Article 4 Direction set by the local council. It removes permitted development rights, meaning planning permission is required even for small HMOs (3-6 occupants).

How is council tax handled in HMOs?

Typically, the landlord is responsible for council tax in HMO properties. However, this may vary if tenants have individual tenancy agreements.

Are HMOs more profitable than single lets?

Often, yes. HMOs usually generate a higher rental yield, but they also come with:

Increased management costs
Stricter regulations
Higher tenant turnover

Can tenants claim housing benefits in an HMO?

Yes, tenants in HMOs can claim Universal Credit or Housing Benefit, though payments may vary depending on whether the room is self-contained or includes shared facilities.

What is included in an HMO inspection?

Council HMO inspections typically check:

Room sizes and occupancy
Fire safety compliance
Kitchen and bathroom facilities
General maintenance and cleanliness
Proof of safety certificates

How often does an HMO license need renewing?

HMO licenses usually last for 5 years, but this may vary by local authority. Renewal applications should be submitted before the license expires.