If you let a property to sharers who are not all part of the same family, it may count as a House in Multiple Occupation, or HMO.
HMOs can be a popular option for landlords, especially in areas with strong demand from students, young professionals and other house sharers. But they also come with extra legal responsibilities, and in many cases a licence will be required.
If you are thinking about letting a shared property, it is important to understand when a home counts as an HMO, what your responsibilities are, and how the rules work after the Renters’ Rights Act.
What is an HMO?
In England, a property is generally an HMO if:
- at least 3 tenants live there
- they form more than 1 household
- they share facilities such as a kitchen, bathroom or toilet
A larger HMO will usually need a licence if it is occupied by 5 or more people forming more than 1 household, although some councils also license smaller HMOs in their area.
What is a household?
A household is either one person living alone or members of the same family living together.
For HMO purposes, a family can include:
- couples who are married or living together
- relatives, including grandparents, parents, children, siblings, aunts, uncles and cousins
- half-relatives and step-relatives
Where occupiers are not all part of the same household, the property may fall under HMO rules.
Do all HMOs need a licence?
Not always.
A property must usually have an HMO licence if it is occupied by 5 or more people from more than 1 household who share facilities. However, local councils can also introduce additional licensing schemes that cover smaller HMOs too.
Because licensing rules can vary by area, landlords should always check with the local authority before letting a shared property. Renting out a licensable HMO without a licence can lead to serious penalties. GOV.UK says you could face an unlimited fine for renting out an unlicensed HMO.
What are my responsibilities if I let an HMO?
As well as your general responsibilities as a landlord, HMOs often come with extra safety, management and licensing obligations.
Depending on the property and the local authority, landlords may need to make sure:
- the property is suitable for the number of occupiers
- fire and smoke safety measures are in place
- gas and electrical safety requirements are met
- kitchens, bathrooms and shared areas are adequate and kept in good repair
- the property is not overcrowded
- licence conditions are followed where a licence is required
For licensed HMOs, the council may also carry out a Housing Health and Safety Rating System assessment and set licence conditions based on the property.
What are the minimum room sizes for sleeping?
National minimum room sizes apply as licence conditions for licensable HMOs. GOV.UK guidance for local authorities sets out these statutory minimums:
- 4.64 sq m for 1 child under 10
- 6.51 sq m for 1 person aged 10 or over
- 10.22 sq m for 2 people aged 10 or over
Any part of a room where the ceiling height is below 1.5 metres should not be counted, and rooms smaller than 4.64 sq m must not be used as sleeping accommodation. Councils can set higher standards through licence conditions, but not lower ones.
What does the Renters’ Rights Act mean for HMO landlords?
From 1 May 2026, Assured Shorthold Tenancies (ASTs) move to Assured Periodic Tenancies, and new assured tenancies are periodic from the outset. That means landlords can no longer rely on fixed terms ending automatically.
For HMO landlords, this means tenancy planning and management become even more important, especially where there are shared households, joint tenancies or changing occupiers.
Landlords should make sure their tenancy documents, notices and management processes reflect the new framework.
See the Renters' Rights Act guide
How do notice rules work after 1 May 2026?
Under the new rules, tenants cannot be required to give more than 2 months’ notice to leave. If the tenancy agreement does not say how much notice is needed, at least 2 months’ notice applies.
For shared properties, this can be especially important where there is a joint tenancy, because occupancy arrangements may need to be reorganised if one or more tenants want to leave.
Can I still ask for rent in advance?
The rules are tighter from 1 May 2026.
Government guidance says landlords will not be able to ask for, encourage or accept rent before the tenancy agreement has been signed.
That is particularly relevant for HMOs where landlords have historically taken larger upfront payments when managing multiple occupiers.
How should I advertise an HMO to let?
If you advertise an HMO, you will need to show a clear asking rent. You cannot encourage bidding, invite offers above the advertised rent or accept offers above that advertised figure.
When marketing an HMO, it helps to make clear:
- how many bedrooms are available
- whether the property is furnished
- what communal facilities are included
- transport links and local amenities
- whether bills are included
- any licensing or occupancy restrictions that affect who the property suits
Why use a letting agent for an HMO?
HMOs can be more management-intensive than standard single-household lets. There may be more tenants, more shared facilities, more maintenance and a greater need to stay on top of compliance.
A good local letting agent can help with:
- understanding whether the property is likely to be an HMO
- checking local licensing requirements
- marketing to the right tenants
- referencing and move-in processes
- tenancy management and rent collection
- ongoing compliance support
Your Move can help with HMO lettings
If you are letting to sharers, it is worth getting advice before the property goes to market.
At Your Move, our lettings experts can help you understand whether your property may be classed as an HMO, what this means for licensing and management, and how to market and manage the property under the rules that apply from 1 May 2026.