HMO and selective licensing, and the new landlord database

The "Register your rental property" service asks whether each property needs an HMO licence and for the licence number. Here's how to tell whether yours does.

Is it an HMO?

A property is a house in multiple occupation (HMO) if it's let to at least 3 people who aren't one household (for example, not one family) and they share facilities such as the kitchen or bathroom.

Mandatory licensing: large HMOs

You must have a licence if all of these apply:

• it's let to 5 or more people forming more than one household
• some or all of them share a toilet, bathroom or kitchen
• at least one tenant pays rent (or their employer does)

Additional and selective licensing

Councils can go further. Additional licensing can cover smaller HMOs in their area, and selective licensing can require a licence for every privately rented home in a designated area, HMO or not. Rules vary by council, so check your council's website for each property's address.

The rules of a licence

• Each property needs its own licence.
• A licence lasts up to 5 years, and you must renew it before it runs out.
• Councils set their own fees and can add conditions. You can apply yourself, or a managing agent can apply for you.

If you don't have one

Letting an unlicensed HMO can mean an unlimited fine on prosecution, or a council civil penalty instead. Tenants and councils can also apply for a Rent Repayment Order.

What the PRS database asks

For each property: the number of occupants and households, whether an HMO licence is needed, and the licence number if you have one. Get these ready before your region's registration window opens.

Source: GOV.UK House in multiple occupation licence; MHCLG, Register your rental property.

General information, not legal or tax advice. Checked against GOV.UK on 30 September 2026. Rules change — always confirm on GOV.UK.