Houses in multiple occupation (HMO)
The law is changing
Renters' Rights Act changes for private tenants start from 1 May 2026.
For now, your tenancy rights stay the same.
Is your home an HMO?
Your home is probably an HMO if other people live in the property and:
they are not part of your family or household
you share a kitchen, toilet or bathroom with them
For your home to be an HMO, you must share with at least one other household.
What is a household?
A household could be a:
couple
single person
family with children
person with a live in carer
Example of an HMO
Ben rents a room in a shared house.
He shares with Tim and Lorna who live in the other bedroom.
They all share a kitchen.
Ben's house is an HMO, because 2 households share a kitchen.
Licence from the council
Your landlord needs an HMO licence from the council if you share with 4 or more people. Some of these people might be part of your household.
Some councils make all HMO landlords get a licence.
Video: Know your rights in an HMO
Video transcript
Lots of renters are living in shared accommodation because of the renting crisis.
Know your rights if you’re sharing a house or a flat with other people.
HMO means a house in multiple occupation.
Your home could be what is called an HMO if you share a kitchen or bathroom with 2 or more people who aren’t your family.
If you share with 4 or more people, the landlord must get a licence from the council.
If your landlord doesn’t have a licence but should, they may not be able to evict you and you could also apply to get your rent back.
If you share with fewer people, your landlord may still have to get a licence if the local council says so. Some councils make all HMO landlords in their area have a licence.
Contact your local council to find out.
Our Shelter adviser explains your rights if you live in an HMO.
[Video length: 44 seconds]
Student shared housing
Check with your council to see if your landlord needs an HMO licence for your home.
Student accommodation owned by a university is not an HMO.
Property guardians
Your home is an HMO if:
more than one household lives in the property
people share a kitchen, toilet or bathroom or do not have these facilities
Your property guardian company needs an HMO licence if you share with 4 or more people.
Some councils make all HMO managers get a licence. Ask your council if your property guardian company needs a licence.
Find out about the rights of property guardians.
Last updated: 29 January 2026
