HMO registration: how to apply for an HMO or property licence

In England you apply to the council for a licence, not a registration. The process is similar for mandatory HMO, additional HMO and selective licences. Here is what you need and what happens next.

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Step 1: confirm which licence and which council

Check the address below or read do I need an HMO licence? Each council runs its own application portal and fee.

Free. Official data only. We don't store your postcode.

Step 2: choose the licence holder

The licence holder should be the most appropriate person to hold it, usually the owner or the person who collects the rent and manages the property. The council must be satisfied that the proposed holder and any manager are "fit and proper": it looks at relevant convictions, housing or landlord law breaches, discrimination and previous licensing history.

Step 3: gather the documents

  • current gas safety certificate;
  • electrical installation condition report (EICR);
  • energy performance certificate (EPC);
  • for HMOs, fire alarm and emergency lighting test certificates where fitted, and a floor plan showing rooms, sizes, kitchens, bathrooms and fire doors;
  • details of everyone with an interest in the property (owners, mortgage lenders, leaseholders, managing agents);
  • tenancy agreement template and management arrangements, if the council asks.

Most councils also require you to notify certain people with an interest in the property that you have applied.

Step 4: submit the application and pay

Apply through the council's portal and pay the first part of the fee. Keep the confirmation. Once your application is duly made, you have a defence to the licensing offence while the council decides. Fees vary widely: see HMO licence cost.

Step 5: the council's decision

  1. The council may inspect the property.
  2. It sends a draft (proposed) licence with its conditions, or a notice of intention to refuse. You have at least 14 days to make representations.
  3. It issues the final licence (and asks for any second part of the fee) or refuses.
  4. You can appeal the decision or conditions to the First-tier Tribunal (Property Chamber), normally within 28 days.

After you get the licence

  • Keep to every condition for the whole licence term; breach is an offence.
  • Tell the council about changes (licence holder, manager, occupancy, works).
  • Diary the expiry date and renew in good time; a licence cannot be transferred to a buyer.
  • Register with the landlord database in your region's window: register your rental property.

HMO licence register

Each council keeps a public register of the licences it has granted. 155 councils publish theirs online; our council pages link to it where we found it.

Help with your application

You can apply yourself. If you would rather hand it over, we prepare licence applications for a fixed fee (council fee separate); see pricing.

Get help with your licence application

We may refer legal matters to an SRA-regulated solicitor and may receive a referral fee; we will tell you before any referral. See how we make money.

HMO licence application questions

Is HMO registration the same as an HMO licence?

People often say "HMO registration", but in England the legal requirement is an HMO licence from the council. Separately, from 2026-27 every private landlord must register with the new Private Rented Sector Database, which is a different process.

How do I check if a property is HMO registered (licensed)?

Every council must keep a public register of licences (Housing Act 2004, s.232). 155 councils in England publish theirs online; our council pages link to it. Otherwise ask the council's private sector housing team.

How long does an HMO licence application take?

There is no fixed national deadline for councils to decide. The legal protection starts earlier: once a complete application has been duly made, you have a defence to the offence of operating without a licence while it is being decided.

Can an HMO licence be transferred?

No. A licence cannot be transferred to another person. If you buy a licensed property, or the licence holder changes, a new application is needed.

How do I renew an HMO licence?

A licence lasts up to 5 years. Apply for a new licence before the old one expires; if it lapses, you are operating an unlicensed property. Some councils charge a lower renewal fee if you apply in time.

Can someone apply for an HMO licence on my behalf?

Many councils accept applications made by an agent or adviser, but the proposed licence holder must sign the declarations and pass the fit and proper test. Check the council's guidance.

Sources

Last checked 28 Sep 2026. Information, not legal advice. Licensing schemes change often; always confirm with the council before you act.