Houses in multiple occupation (HMOs)

About houses in multiple occupation (HMOs)

A rented property is considered a HMO if:

  • 3 or more unrelated tenants live there
  • tenants form 2 or more households
  • tenants share rooms in the property, like bathrooms and kitchens.

HMOs are also known as a house share. 

Conditions for running a HMO

To run a HMO you need to:

  • have a current landlord gas certificate and update it every year (if the property has a gas supply)
  • install and maintain smoke alarms and other fire safety measures needed depending on the building type
  • have safety certificates for all electrical appliances and be able to apply for them if requested
  • provide enough waste bins and space for waste storage
  • maintain and repair the property including appliances and furniture provided
  • ensure that the property is free of hazards. 

Licensing for large HMOs

If the number of tenants living in a property is more than 5, it's classed as a large HMO.

If you run a large HMO you must apply for a mandatory HMO licence. 

If you run multiple large HMOs, you'll need to apply for a separate licence for each. 

Before we can issue a licence for a large HMO, we will check that:

  • the person managing the property (either the licence holder or managing agent) is a fit and proper person. This means they:
    • have no convictions for offences such as fraud, violence, drugs or sexual offences
    • have not failed to follow housing laws or HMO licence conditions in the past
  • the property is suitable for the number of people who will live there
  • the property meets the required HMO standards.

If you're unsure if you need a licence email hmo@medway.gov.uk. In your email include:

  • the floorplan of the property
  • maximum number of people you plan to let rooms to. 

If you do not licence a large HMO

It's a criminal offence to operate a large HMO without a licence.

If you're found to be renting rooms in a large unlicensed HMO, you'll receive a fine of up to £40,000.

If you have more than one large unlicensed HMO, you'll be fined per property.

Other penalties include:

  • tenants claiming back up to 12 months' rent if the property should have been licensed
  • banning landlords who repeatedly break HMO licensing rules
  • court action and prosecution.

Report a unlicensed HMO

Before reporting a suspected unlicensed HMO, check whether the property is listed on our public HMO register.

Only large HMOs, with 5 or more people from 2 or more households, need a licence and should appear on the register.

Email hmo@medway.gov.uk if you think a property should be licensed but is not on the register. Please include the property address.