Reviewed: 6 September 2026
Landlord licensing in England is a mix of national HMO rules and local schemes. Check the property, occupiers and council area before letting: a small HMO can need an additional licence and an ordinary rented home can be in a selective-licensing area.
In this guide
Mandatory HMO licensing
An HMO is commonly a property occupied by at least three people forming more than one household who share facilities such as a kitchen, bathroom or toilet. A mandatory HMO licence is required in England where the property is occupied by five or more people forming more than one household and the sharing/rent conditions apply. The council issues the licence; it is normally valid for no more than five years and a separate licence is needed for each HMO.
Use the GOV.UK HMO licence checker and contact the local council. Licensing status is separate from other duties such as planning, fire safety, gas safety, electrical safety, deposit protection and the Housing Health and Safety Rating System.
For an HMO-specific route, see the HMO licensing decision guide.
Additional and selective licensing
Additional licensing allows a council to license HMOs that fall outside mandatory licensing in a designated area. Selective licensing can require licences for other privately rented homes in a designated area. The exact boundaries, exemptions, fees, application windows and licence conditions are local.
Since 23 December 2024, English authorities no longer need Secretary of State confirmation before implementing a selective-licensing scheme of any size, but they must meet the statutory requirements, consult and follow the relevant approval conditions. The government’s selective licensing guidance explains the framework; landlords should rely on the council’s live scheme page for the address-specific position.
Applications, licence conditions and enforcement
Licences commonly require a fit-and-proper-person assessment, property and management information, and evidence of safety compliance. Councils may attach conditions about management, occupancy, facilities and documents. Apply before the deadline, answer accurately and retain the application acknowledgement, licence and renewal date.
Letting without a licence where one is required can lead to criminal or civil enforcement and may expose the landlord to a rent repayment order. Penalties and defences depend on the facts, so do not rely on generic figures or assume an agent’s involvement removes the landlord’s responsibility. For the separate statutory route and relevant records, see the Rent Repayment Orders guide for landlords in England.
Landlord licensing checklist
- Establish the number of occupiers, households and shared facilities.
- Check mandatory HMO licensing.
- Search the council’s current additional- and selective-licensing maps for the exact address.
- Check local exemptions, conditions, fees and renewal dates.
- Review planning/Article 4 requirements separately from licensing.
- Keep safety certificates, application records and the issued licence available.
Related guides
Landlord regulation guide | Renters’ Rights Act guide | Energy efficiency standards guide
Bottom line: there is no single national answer for every rented property. Confirm the national HMO test and the local authority’s live scheme before advertising or renewing a licence.
