If your landlord should have an HMO licence but does not, they:

• could be ordered to repay your rent

• might be banned from renting out properties

• could be fined up to £40,000

Your council could take over managing the property.

Your landlord might be able to evict you if the property is not licensed. You might get compensation if this happens.

Could you be evicted?

You could be evicted in these situations:

• your landlord applies for an HMO licence but the council refuses the application

• your landlord had an HMO licence but the council cancelled it

• there are more people living in the HMO than are allowed by the licence

From 1 May 2026, private assured tenants must be given at least 4 months' notice if you are being evicted for these reasons.

You will probably get a section 8 notice that mentions ground 6B as a reason for eviction.

More on section 8 eviction notices.

If you got a section 21 notice before 1 May 2026

The notice is probably not valid if the HMO should be licensed but is not.

This means your landlord cannot use the notice to evict you unless the council said the property did not need a licence for a short time.

For example, they might do this to:

• give the landlord time to meet HMO licensing standards

• change the property from an HMO to a family home

Your landlord cannot give you a section 21 notice from 1 May 2026 because the law has changed.

More on section 21 eviction notices.

Rent repayment orders

You can apply for a rent repayment order if your landlord breaks HMO licensing rules.

Your landlord could be forced to repay up to 2 years' rent.

You can only get back rent that you have paid yourself. You cannot get back rent that was paid by universal credit or housing benefit. But your council might apply to get this rent back.

How to apply for a rent repayment order

1. Read the guidance for tenants on GOV.UK

2. Fill in Form RR01 on GOV.UK

3. Email or post it to your tribunal regional office

The contact details for your tribunal regional office are on the form.

Cost of applying for a rent repayment order

You have to pay:

• £114 to apply

• £227 if the tribunal sets a hearing date

The tribunal can tell your landlord to pay you this money back if you get an order.

You can get help with tribunal fees if you get benefits or have a low income.

In a joint tenancy, you are only charged one fee. If other joint tenants do not want to apply, you can only get back your share of the rent.

Help to get a rent repayment order

You could get help from:

• your local council

• Justice for Tenants

• Flat Justice

Banning orders

Councils can ban landlords from renting out properties.

For example, if they are convicted for

• running an unlicensed HMO

• illegally evicting or harassing tenants

• using or threatening violence to get into the property