Which licence might apply
Mandatory HMO licensing applies to larger shared houses, while councils can also run additional and selective schemes in chosen areas. The answer depends on the number of occupants, households and the exact address, so we start from your facts and your council’s published scheme.
The three types of licence
Mandatory HMO licensing applies to properties with five or more people forming two or more households who share facilities. Additional licensing lets a council extend this to smaller HMOs in all or part of its area. Selective licensing can cover other privately rented homes in designated areas, whether they are shared or not.
Because additional and selective schemes vary by council and can change, the only reliable answer comes from your own council’s published scheme for that exact address.
Conditions and room sizes
An HMO licence normally sets the maximum number of occupants, along with conditions on safety and management. National minimum room sizes apply to sleeping rooms in licensable HMOs, and councils can also have their own standards for kitchens and bathrooms.
Fire safety is often the largest part of an application. The right precautions depend on the layout and the use of the building, so your council’s guidance, and sometimes a fire risk assessment, will be part of the process.
Documents usually requested
Councils set their own lists, but the same documents appear on most. We build a checklist from your council’s form and help you find what is missing.
- Floor plans with room sizes
- Gas, electrical and fire safety records
- Tenancy and management arrangements
- Details of the proposed licence holder
Why it matters
Letting a property that should be licensed is an offence. It can lead to a civil penalty, prosecution or a rent repayment order. If you think you may already be operating without a licence, take legal advice promptly.
What the council decides
The council decides the application and any conditions, and sets the fee. You make the application and pay the fee directly. We cannot guarantee a licence will be granted.
Check the address before choosing the application
Council boundaries, designated streets and the number of households can change which licensing route applies. Record the exact address, current occupancy and any planned change before selecting a form. Keep the council’s scheme map or address-check result and the date you checked it, together with any written clarification from the licensing team.
Build the supporting pack from that council’s current requirements. Where a floor plan or safety assessment is needed, identify who is qualified to provide it rather than substituting a rough estimate. Save the submitted application, payment receipt and later requests for information. Submitting an application should not be described as a licence having been granted.
Official guidance for this service
Use these sources to check the rules and procedures relevant to your situation. Our preparation service is independent of the organisations linked below.
Questions about this service
How much does a licence cost?
Councils set their own fees, and these can differ widely. Check the fee on your council’s website. You pay it directly to the council when you apply. Check which licence scheme applies and whether the council lists separate application stages or charges. Save the current fee information and receipt in the property file. Any charge for our document preparation is separate and does not include or replace the council’s licence fee.
How long does a licence last?
Licences can last up to five years, although a council may grant one for a shorter time. Note the expiry date, and apply to renew in good time. Read the actual licence and its conditions rather than relying only on the maximum period. Record renewal dates and any actions required during the term. Our preparation helps organise the paperwork, but only the council decides the grant, duration and conditions.
What if I have been letting without a licence?
Letting a property that should be licensed is an offence. Take legal advice promptly and apply as soon as you can. Tenants may also be able to apply for a rent repayment order. First confirm the scheme, relevant dates and any exemption or pending application with the council. Keep the response and occupancy records for your adviser. Submitting an application should not be described as automatically resolving past non-compliance or guaranteeing that a licence will be granted.
Can you submit my application for me?
You submit it, as the licence holder or proposed manager must make the declarations themselves. We help you to prepare the documents and check that nothing is missing. We can organise the property information, plans, certificates and supporting records for you to check against the council’s requirements. You remain responsible for accuracy, payment and the final declarations. Keep the submission acknowledgement and respond to any request for further information from the council.
Is my house an HMO?
It may be if three or more people from more than one household share facilities. Check your council’s guidance for your property. HMO status and mandatory licensing are related but different questions, and local additional licensing may also apply. Record the number of people, households and shared facilities, then check the address with the council. Do not assume a small property or a single tenancy agreement automatically removes the issue.
Do licences transfer when I sell?
Generally not. A new owner usually has to apply. Check with the council. Tell the council about the proposed ownership or management change and ask what the incoming owner must do. Keep the existing licence, expiry date and relevant conditions available during the transaction. A sales contract or handover of the old certificate is not itself a new licence.
