House in multiple occupation

A property is a House in Multiple Occupation (HMO) if both of the following apply:

• at least 3 tenants live there, forming more than one household
• toilet, bathroom or kitchen facilities are shared

A household consists of either a single person or members of the same family who live together. It includes people who are married or living together and people in same-sex relationships.

A HMO can be a house or flat which is occupied by a group of individuals, students or professionals who share all the facilities, or it can be a property which is occupied by people living in bedsits and/or some self-contained flats. It can also include some guest houses, hostels and hotels. The ‘type’ of individuals or number of tenancy agreements has no bearing on whether it is a HMO under the Housing Act.

All rental properties must be sound, safe and well managed. HMOs have higher risks and therefore additional regulations apply in terms of fire safety, room sizes and kitchen and bathroom provisions. The HMO Amenity standards and Fire guidance give more information.

The Management of Houses in Multiple Occupation (England) Regulations 2006 apply to all HMOs.

Depending on the size and location of the property, it may need planning permission under development control and/or Article 4 Directives. Building control approval may also be required.