Do I need an HMO licence?
By Patrick Roper · Last reviewed 2026-06-28
You need a mandatory HMO licence in England if your property is let to five or more people who form two or more separate households and who share a kitchen, bathroom or toilet. Below that threshold, you may still need a licence if your council runs an additional or selective licensing scheme, so you should always check your specific council.
- Always needs a licence
- 5+ people from 2+ households sharing a kitchen, bathroom or toilet · source: GOV.UK
- May need a licence
- 3–4 sharers, where the council runs additional licensing · source: GOV.UK
- Decided by
- Your local council, which sets and runs any extra schemes · source: GOV.UK
- If you don't license
- Civil penalty up to £40,000 and a Rent Repayment Order · source: Renters' Rights Act 2025
Whether you need an HMO licence comes down to three things: how many people live in the property, how many separate households they form, and whether your council runs extra licensing on top of the national rules.
The national rule (mandatory licensing) is the same everywhere in England: if five or more people forming two or more households share a kitchen, bathroom or toilet, the property must be licensed. Below that, many councils run additional licensing (smaller HMOs) or selective licensing (certain areas), which can pull a three- or four-person share into licensing too.
Because the extra schemes are set council by council and change often, the only reliable answer is to check your own council. Enter your postcode and a few details and we'll show you the indicative position, your council, the fee and our quote — then complete and submit the whole application for you.
Frequently asked questions
Do I need an HMO licence for 4 tenants?
Four sharers are below the mandatory threshold, so it depends on your council. If your council runs an additional licensing scheme that covers smaller HMOs, a licence is required; if not, it usually isn't. Checking your council settles it.
Do I need an HMO licence for a 5-bedroom house?
If five or more people from two or more households share facilities, yes — a mandatory HMO licence is required anywhere in England, regardless of the number of bedrooms.
Who decides whether I need a licence?
Your local council. Mandatory licensing is national, but each council decides whether to run additional or selective licensing in its area, and makes the final determination on your application.