In short: In Northern Ireland an HMO licence is needed where 3 or more people forming more than two households share a home and pay rent. Licensing for every council is run by the NI HMO Unit at Belfast City Council, licences usually last 5 years, and all new HMOs need planning permission and building control approval.
What counts as an HMO in Northern Ireland?
- Under the Houses in Multiple Occupation Act (Northern Ireland) 2016, living accommodation occupied by 3 or more people as their only or main residence, who form more than two households, where rent is payable.
- That means a couple plus one lodger (two households) is not an HMO.
Who licenses HMOs?
- The NI HMO Unit at Belfast City Council handles applications for every council area. Licences normally last 5 years.
- Fees are charged per person (currently £62 per person per year, so £310 per person for a 5-year licence).
- New applications need planning permission or a certificate of lawful use or development, and the licence holder must pass a fit and proper person test. Licences can be refused where there is overprovision.
- Landlords must also register with the landlord registration scheme (valid 3 years).
Do I need planning permission?
- Yes: all new HMOs need planning permission and building control approval. Belfast, for example, has applied HMO policy areas with limits on concentration.
What fire safety is expected?
- The NIFRS HMO Fire Safety Guide (Version 3, July 2026) is guidance rather than prescriptive standards. For shared houses: up to 6 occupants and 200 m² or less, Grade D1 LD2 detection over 2 storeys and LD1 over 3; more than 6 occupants or over 200 m², a Grade A LD1 system.
- FD30 or FD30S doors on protected routes, self-closing, on three hinges, with gaps of no more than 3 mm.
- Emergency lighting is required in HMOs of 4 or more storeys, and may be needed in smaller ones with complex routes.
What about electrics and gas?
- Licence conditions require a satisfactory EICR at least every 5 years, CO alarms in rooms with gas appliances, and annual cleaning of chimneys and flues in use.
- HMOs are covered by licence conditions rather than the 2024 private tenancies electrical regulations.
Sources
- Houses in Multiple Occupation Act (NI) 2016, section 1
- gov.uk: HMO licence in Northern Ireland
- Belfast City Council: applying for an HMO licence
- NI HMO standard licence conditions
- NIFRS HMO Fire Safety Guide (V3)
- Housing Rights: HMO licensing
- nidirect: landlord registration
Checked 31 October 2026. General information for landlords planning works, not legal advice.