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Do I need an HMO licence for 3 tenants?
Last verified 23 October 2026
Possibly. In England, mandatory licensing covers HMOs let to 5 or more people forming more than one household. A 3-tenant HMO falls below that, but your council can require a licence for smaller HMOs through additional or selective licensing, so check with your council.
A property is an HMO if at least 3 people who are not from one household rent it and share facilities such as a bathroom or kitchen. So 3 unrelated tenants sharing a kitchen usually makes the property an HMO, even when no licence is needed. A large HMO needs a mandatory licence when 5 or more people from more than one household live there, some or all share toilet, bathroom or kitchen facilities, and at least one pays rent.
Councils can set extra licensing schemes for their area, and the rules vary from one council to the next. Search your council's website for additional or selective licensing, or ask its private housing team. You need a separate licence for each HMO. Renting out an HMO that needs a licence without one can lead to a fine.
Read next
- What is HMO (House in Multiple Occupation)? →
- Landlord Compliance Checklist 2026 (UK) →
- Landlord compliance checker →