Do I need an HMO or selective licence in England?
Last updated 25 Oct 2026
In England, a landlord must have a licence to rent out a large HMO, and the council may also require one for a smaller HMO or for any rented home in a selective licensing area. The only reliable check is your council's own licensing pages, because each council sets its own schemes. This page covers England only.
The three kinds of licence
| Licence | What it covers | Set by | Law |
|---|---|---|---|
| Mandatory HMO licence | HMOs occupied by 5 or more people from 2 or more households | National rule | Housing Act 2004, Part 2 |
| Additional HMO licence | Smaller HMOs in an area the council designates | Your council | Housing Act 2004, Part 2 |
| Selective licence | Privately rented homes that are not HMOs, in an area the council designates | Your council | Housing Act 2004, Part 3 |
Mandatory HMO licensing
GOV.UK's HMO licence page defines an HMO as "a property rented out by at least 3 people who are not from 1 'household'", who share facilities such as the bathroom or kitchen.
It says: "You must have a licence if you're renting out a large HMO in England or Wales." A large HMO has all of these:
- it is rented to 5 or more people from more than one household;
- some or all of them share a toilet, bathroom or kitchen;
- at least one tenant pays rent.
The prescribed description is in article 4 of the Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018, in force since 1 October 2018.
GOV.UK also says:
- a licence is valid for a maximum of 5 years, and each HMO needs its own;
- the council sets the fee, and you can apply yourself or through a managing agent;
- you "could get an unlimited fine for renting out an unlicensed HMO."
Additional and selective licensing
A council can widen licensing in parts or all of its area.
- Additional licensing brings smaller HMOs, such as three or four sharers, into licensing.
- Selective licensing covers privately rented homes that are not HMOs, so a single-family let can need a licence.
GOV.UK's selective licensing guide for councils lists the problems a scheme can target. These include low housing demand, significant anti-social behaviour, poor housing conditions, high levels of migration, deprivation and crime.
A selective licensing designation must end "no later than five years after the date on which the designation comes into force", under section 84 of the Housing Act 2004. Councils can renew a scheme, so check whether yours has a new one.
Schemes no longer need government sign-off
Since 23 December 2024, councils in England no longer need the Secretary of State to confirm a scheme of any size. The General Approval 2024 covers both selective and additional licensing. It applies where the council has consulted for at least 10 weeks. New schemes can therefore appear more often, so check again before each new let.
How to check if your property needs a licence
- Count the people and households. Five or more people from two or more households sharing facilities means a mandatory HMO licence.
- Find your council. Enter the property's postcode in GOV.UK's find your local council tool.
- Read the council's property licensing pages. Look for "additional licensing" and "selective licensing", and check whether the property falls inside a designated area.
- Note the dates. Check when the scheme started and ends, and whether a new one is being consulted on.
- Ask the council if unsure. GOV.UK says that if you are not sure, "you must contact your council to check if you need a licence."
A licence is separate from England's new landlord register. See landlord registration by nation for the PRS database dates.
What Letbook tracks in England
Letbook's England checklist has a selective licence item on every property. It notes that the item only applies where your council runs a scheme. If you mark the property as an HMO, Letbook also adds an HMO licence item and the HMO fire safety checks. Record the licence date and certificate, and Letbook emails you before the 5-year renewal is due. It does not tell you whether your area has a scheme or apply to the council for you. Sign up free.
Related guides: what insurance a landlord needs, gas safety certificate rules, EICR rules, smoke and carbon monoxide alarms and furniture fire safety and HMO fire doors.
Letting a shared house in Scotland, Wales or Northern Ireland? See HMO licensing outside England.
Sources
- House in multiple occupation licence, GOV.UK
- Selective licensing in the private rented sector: a guide for local authorities, GOV.UK
- General Approval 2024, GOV.UK
- Housing Act 2004, Part 2 and Part 3, legislation.gov.uk
- Housing Act 2004, section 84, legislation.gov.uk
- Licensing of HMOs (Prescribed Description) (England) Order 2018, article 4
- Find your local council, GOV.UK
Facts checked on 25 October 2026. This page is general information, not legal advice.