HMO Licensing Standards
A comprehensive 2026 guide to the licensing requirements, room standards, and compliance rules that apply to Houses in Multiple Occupation across all 33 London boroughs.
Three Types of Licensing
London landlords may need one or more licence types depending on their property, location, and occupancy.
Mandatory HMO Licence
Required by LawAny property occupied by 5 or more people forming 2 or more households must hold a Mandatory HMO Licence under the Housing Act 2004. This applies borough-wide and is not limited to designated areas.
- ✓5+ occupants from 2+ households
- ✓3+ storeys (reduced from previous threshold)
- ✓Valid gas safety certificate (annual)
- ✓Valid EICR (every 5 years)
- ✓Adequate fire safety measures
- ✓Sufficient kitchen and bathroom facilities
Additional Licensing
Borough-SpecificLocal authorities can extend HMO licensing to smaller properties not covered by mandatory licensing. Schemes vary by borough and typically cover properties with 3-4 sharers.
- ✓Varies by borough designation
- ✓Typically 3+ occupants from 2+ households
- ✓May cover converted flats (Section 257)
- ✓Council-specific conditions apply
- ✓Check your borough page for active schemes
Selective Licensing
Area-SpecificSelective Licensing covers all private rented properties in designated wards — including single-family homes and properties with just 2 tenants. Schemes run for up to 5 years and require renewal.
- ✓All private rented properties in designated areas
- ✓Not limited to HMOs — includes single-family lets
- ✓Ward-level designations within boroughs
- ✓Property condition standards apply
- ✓Landlord fit-and-proper assessment
Minimum Room Size Standards
National minimum room sizes for licensed HMOs. Individual boroughs may enforce stricter standards.
| Occupancy | Minimum Size | Note |
|---|---|---|
| Single adult (1 person) | 6.51 m² (70 sq ft) | National minimum under the Licensing of Houses in Multiple Occupation (Mandatory Conditions) Regulations 2018 |
| Two adults sharing | 10.22 m² (110 sq ft) | Applies to shared bedrooms in licensed HMOs |
| Child under 10 | 4.64 m² (50 sq ft) | National minimum for children under 10 |
| Exclusive use kitchen | Varies by borough | Some boroughs require minimum kitchen dimensions — check your borough page |
| Bathroom ratio | 1 bathroom per 5 occupants | Minimum ratio; some boroughs require more stringent ratios |
Penalties for Non-Compliance
Operating an unlicensed HMO is a criminal offence. Landlords found in breach face:
- Civil Penalty Notices of up to £40,000 per offence
- Rent Repayment Orders (RROs) covering up to 24 months of rent
- Criminal prosecution with unlimited fines in Crown Court
- Loss of Section 21 eviction rights for non-compliant properties
Borough Standards Directory
Each London borough has its own licensing conditions, fees, and enforcement approach. Select your borough for detailed, verified information.
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