A property advertised as an HMO is not evidence that its proposed occupation is licensed. Before committing to a purchase or new letting, build a licensing file for the exact address. This guide focuses on England.
Start with the proposed occupation
The GOV.UK licensing guide identifies large HMOs by five or more occupants forming more than one household, shared toilet, bathroom or kitchen facilities, and rent paid by at least one occupant or their employer. Smaller shared homes can also require a licence under local schemes. Check the address and arrangement with the council rather than treating a bedroom count as a complete legal test.
Read the actual licence
Ask for the licence and its conditions, not just a statement that one exists. Check the named property, permitted occupation and expiry date. GOV.UK states that licences last no more than five years and that a separate licence is needed for each HMO. If buying, ask the council what application you will need as the new operator.
Obtain the current costs
Fees are set locally. Request the current schedule, application requirements and any conditions relevant to the proposed use. Keep that evidence alongside quotations for work needed to operate the property. Do not carry old national fee tables into your budget.
Keep a clear decision record
Write down the occupancy you proposed, the questions you asked and the council’s response date. Resolve differences between the sales particulars and licensing documents before basing an offer on room income. Licensing checks also do not replace separate enquiries about planning, building condition or insurance.
Editorial review: 14 October 2026. This original Property Perpetuity guide replaces the imported text; the original archive publication date is retained.