If you let a house to sharers, you may need a licence from the council, and the rules depend on how many people live there and on your council. Letting a licensable house without one can mean a fine of up to £40,000. This guide explains the three kinds of licence, the room sizes, planning and the local rules in the towns we cover.
Last checked 22 October 2026. General information for landlords in England, not legal advice. Rules in Wales, Scotland and Northern Ireland are different.
A house in multiple occupation (HMO) is a property rented by at least three people who aren't one householdand who share facilities such as a kitchen or bathroom. A family counts as one household, and a group of friends sharing doesn't.
GOV.UK: HMO licences| Licence | Who needs it | Who decides |
|---|---|---|
| Mandatory HMO licence | HMOs with 5 or more people forming 2 or more households | The law, across England |
| Additional HMO licence | Smaller HMOs, for example 3 or 4 people, where the council has a scheme | Your council |
| Selective licence | Ordinary single-household lets in an area the council has designated | Your council |
HMOs with 5 or more people forming 2 or more households
The law, across England
Smaller HMOs, for example 3 or 4 people, where the council has a scheme
Your council
Ordinary single-household lets in an area the council has designated
Your council
A licence lasts up to five years, and each HMO needs its own licence. Since 23 December 2024, councils don't need government approval for selective licensing schemes, so more areas may bring them in. Always check your council's current rules.
For licences granted since 1 October 2018, these are the minimum floor areas for rooms used for sleeping:
| Room used for sleeping by | Minimum floor area |
|---|---|
| One person aged over 10 | 6.51 m² |
| Two people aged over 10 | 10.22 m² |
| One child under 10 | 4.64 m² |
One person aged over 10
Two people aged over 10
One child under 10
A room smaller than 4.64 m² can't be used for sleeping. Floor area where the ceiling is lower than 1.5 metres doesn't count.
The HMO management regulations apply to every HMO, licensed or not. The manager must:
Licensed HMOs also need a yearly gas safety record and working smoke alarms, and must provide electrical safety certificates on request. See the certificate checklist.
The HMO management regulationsCheck both the licensing and planning rules with your council before you convert.
Additional licensing covers HMOs with 3 or 4 people across the whole borough since 1 March 2026, at a fee of £1,500. Article 4 planning controls apply in parts of Park, Redlands and Katesgrove wards and on Jesse Terrace.
Letting in ReadingMandatory licensing for HMOs with 5 or more people. The fee is £1,037.34.
Guildford local guideCheck Maidstone Borough Council's HMO licence page for the current rules and fees.
Maidstone local guideMandatory licensing only. Fees from 1 April 2026 are £1,551 for a new licence and £1,038 for a renewal.
Wokingham local guideHMO licensing is run by the Public Protection Partnership, which the council shares with West Berkshire and Wokingham. Check its website for the current rules and fees.
Bracknell local guideMandatory licensing for HMOs with five or more people; the fee is £1,086.30. Slough consulted in 2026 on borough-wide selective and additional licensing and hasn’t yet announced a decision.
Slough local guideMandatory licensing only. From April 2026 the fee is £920.70 for a first licence covering up to five bedrooms.
Maidenhead and Windsor local guideAdditional licensing for shared houses with three or four people in six wards, and selective licensing in seven, both from 4 January 2027. Planning permission is needed for new small HMOs in those wards.
Medway landlord guideNot sure which council you're in? Use GOV.UK's find your local council tool.
HMOs need more checks than most lets. Home+ keeps each property's gas safety, electrical and EPC dates and certificates in one place, and reminds you before each one is due.
Create your free Home+ account and get reminders before every certificate is due.