In short: a house in multiple occupation (HMO) is a home shared by people who are not one household. Each UK nation sets its own licensing thresholds, planning rules and safety standards, and councils add local standards and schemes on top.
How do the rules differ between the four nations?
| England | Wales | Scotland | Northern Ireland | |
|---|---|---|---|---|
| Licensing | Mandatory at 5+ people in 2+ households; additional and selective schemes set by councils | Mandatory at 3+ storeys and 5+ people; additional schemes by council; Rent Smart Wales registration | Every HMO: 3+ people not from one or two families | Every HMO: 3+ people in more than two households |
| Planning | C4 for 3–6; permitted development from C3 unless Article 4; 7+ needs permission | C4 for 3–6, but a house to C4 always needs permission; 7+ needs permission | No C4 class; up to 5 residents can be Class 9; council policy decides | All new HMOs need planning permission and building control approval |
| Room sizes | National minimums: 6.51 m² and 10.22 m² in licensed HMOs | Set by councils | Set by councils | HMO (Living Accommodation Standard) Regulations (NI) 2019 |
| Electrical checks | Every 5 years; fixes within 28 days | Every 5 years; report within 14 days | EICR before let and every 5 years | EICR at least every 5 years (licence condition) |
| Licensing body | The local council | The local council (plus Rent Smart Wales) | The local council | NI HMO Unit (Belfast City Council) for all councils |
England
- Mandatory licence for 5 or more people in 2 or more households; councils can add additional licensing for smaller HMOs.
- Planning: 3–6 sharers is use class C4, usually permitted development from a family house unless an Article 4 direction applies; 7 or more normally needs permission.
- Licensed HMOs must meet national minimum bedroom sizes: 6.51 m² for one person aged 10 or over, 10.22 m² for two.
Wales
- Mandatory licence for HMOs of 3 or more storeys with 5 or more people in 2 or more households; councils add additional licensing.
- Every landlord must register with Rent Smart Wales; self-managing landlords also need a Rent Smart Wales licence.
- Planning: 3–6 sharers is use class C4, and changing a house to C4 always needs planning permission in Wales; 7 or more is sui generis.
Scotland
- Every HMO needs a council licence: 3 or more people not from one or two families, sharing a toilet, washing or cooking facilities.
- Licences last up to 3 years; physical standards are set by councils under the 2012 statutory guidance.
- No C4 use class: up to 5 residents can fall within Class 9 (houses), and HMO planning policy is set by each council.
Northern Ireland
- A licence is needed where 3 or more people forming more than two households live as their main home and pay rent.
- The NI HMO Unit at Belfast City Council runs licensing for every council; licences usually last 5 years.
- All new HMOs need planning permission and building control approval.
General information for landlords planning works, checked against official sources in October 2026. It is not legal advice; check the council’s pages for the exact address.