Do I need an HMO licence for three tenants in London?

Not a mandatory licence, which starts at five people. But many London boroughs run additional licensing that covers three or four people from two or more households, so check your council.

Who applies for the HMO licence?

The person who manages or controls the property, usually the landlord. A letting agent can apply for you, but you remain responsible.

How long does an HMO licence last?

Usually up to five years. Some councils grant shorter licences if they have concerns.

HMO licence in London: who needs one and how to apply

Updated 15 October 2026 · 6 min read

London has the most complicated licensing in the country: one national rule plus 32 boroughs that can add their own. Here's how to work out whether your property needs a licence, and what to have ready when you apply.

Is it an HMO?

A house in multiple occupation (HMO) is a property where three or more people from two or more households share a kitchen, bathroom or toilet. A couple counts as one household, so does a family. Three friends sharing a flat are three households.

The three kinds of licence

Mandatory HMO licence (everywhere in England): five or more people forming two or more households.
Additional HMO licence (set by your borough): many London boroughs also license smaller HMOs, usually three or four people. Newham, Brent, Tower Hamlets, Waltham Forest and Croydon are among those with schemes.
Selective licence (set by your borough): some boroughs license every privately rented home in certain wards or the whole borough, HMO or not.

Check your own council

Schemes start, end and change ward boundaries regularly. Croydon's new schemes began on 25 September 2026, for example. Always check the council's website for the property's address.

How to apply

1Find the council for the property's postcode on GOV.UK and open its licensing page.
2Gather the paperwork (below) before you start the online form.
3Pay the fee. London fees typically run from about £1,000 to £2,000 per property, often split into two parts.
4Expect an inspection. The council may add conditions, such as extra fire safety work or a maximum number of occupants.
5Diary the expiry. Licences usually last up to five years.

Paperwork councils usually ask for

Gas safety certificate.
Electrical report (EICR).
Fire alarm and emergency lighting certificates.
Fire risk assessment.
Floor plan showing room sizes and fire doors.
Tenancy agreement and a fit and proper person declaration.

Minimum bedroom sizes

6.51 m² for one person over 10.
10.22 m² for two people over 10.
4.64 m² for one child under 10.
A room under 4.64 m² can't be used for sleeping.

Councils can set larger sizes in their licence conditions, so check your borough's standards too.

Penalties

Running a licensable HMO without a licence is a criminal offence. Councils can prosecute or issue a civil penalty of up to £40,000 for serious or repeat cases, and tenants can claim back up to two years' rent with a rent repayment order.

Planning permission

A licence isn't planning permission. Many London boroughs have Article 4 directions, so turning a family home into a small HMO needs planning permission there. Check with the council's planning team before you convert.

Common questions

Do I need an HMO licence for three tenants in London?: Not a mandatory licence, which starts at five people. But many London boroughs run additional licensing that covers three or four people from two or more households, so check your council.
Who applies for the HMO licence?: The person who manages or controls the property, usually the landlord. A letting agent can apply for you, but you remain responsible.
How long does an HMO licence last?: Usually up to five years. Some councils grant shorter licences if they have concerns.

Sources and small print

GOV.UK: House in multiple occupation licence

This guide is general information for landlords in England, not legal advice. Rules and dates change, so check GOV.UK or take advice before acting.