INDEPENDENT UK HOUSING GUIDE · UPDATED 2026-10-17
What is a house in multiple occupation (HMO)?
An HMO is a type of shared housing where people from more than one household occupy a property. Definitions, licence requirements and planning rules are different questions, and the rules differ across the UK.
HMO definitions in England
GOV.UK explains that a typical HMO has at least three tenants forming more than one household and sharing facilities such as a kitchen, bathroom or toilet. A large HMO generally has at least five occupants forming more than one household. Some converted buildings are covered by more specialised statutory definitions.
Does every HMO need a licence?
Large HMOs generally require mandatory licensing in England. Smaller HMOs may require a licence under an additional licensing scheme, depending on where the property is located and the applicable designation. A property can be an HMO even where a particular licensing scheme does not apply.
Can a council licence prove an HMO is operating today?
No. A historic licence register is evidence that the property was recorded in that source at a specific time. A licence may expire, an address may be reused in a later application, and the property might change use. The safest approach is to verify the current position with the relevant council.
Finding dependable information
Start with the appropriate council licence register, then check planning records separately. Keep dates, official references and exact source links. Do not assume planning permission establishes occupation or licensing, or that a missing directory entry proves a breach.
Original official sources
Verify the relevant date and policy on the original pages: