Count people and households
A shared property is generally an HMO when at least three people forming more than one household share facilities such as a kitchen or bathroom. Unrelated friends are separate households; a family living together is usually one.
A large HMO generally has five or more occupiers from more than one household sharing facilities and requires a licence in England and Wales.
Ask the council before advertising
Local authorities can operate additional HMO or selective licensing schemes that cover smaller properties or particular areas. Check the address with the council rather than relying on an old licence search or an agent’s assumption.
Planning permission and building control are separate from HMO licensing. Confirm each issue that applies to the proposed use.
Treat the licence as a management system
Expect conditions on occupancy, facilities, fire precautions, waste, gas records, alarms and electrical evidence. Keep renewal dates and inspection records centrally and tell the council about material changes.
Operating an unlicensed licensable property can lead to serious penalties and possible rent repayment consequences.