| Nation | Licence needed | Length | Issued by |
|---|---|---|---|
| England | Mandatory at 5+ people in 2+ households; additional licensing by council | Up to 5 years | Local council |
| Wales | Mandatory at 3+ storeys and 5+ people; additional licensing by council | Up to 5 years | Local council (plus Rent Smart Wales for landlords) |
| Scotland | Every HMO: 3+ people not from one or two families | Up to 3 years | Local council |
| Northern Ireland | Every HMO: 3+ people in more than two households | Usually 5 years | NI HMO Unit (Belfast City Council) for all councils |
What do licences cover?
Conditions usually cover gas and electrical safety, alarms, room sizes and occupancy, kitchens and bathrooms, management and waste. Works are often needed before or after a licence is granted.
What are the penalties in England?
Under the Renters’ Rights Act, civil penalties reach £40,000 for offences, with a £17,000 starting point for running an unlicensed HMO, and rent repayment orders can reach 24 months’ rent.
Questions
Do children count towards the number of occupiers?
Yes, in England children count towards the total.
What is additional licensing?
A council scheme requiring licences for HMOs outside mandatory licensing in designated areas, for up to 5 years.
Can a licence be refused?
Yes, for example if the house is unsuitable or the manager is not fit and proper. In Northern Ireland a licence can also be refused for overprovision.
Checked 31 October 2026. General information for landlords planning works, not legal advice. Check the council’s pages for the exact address.