If you are a private landlord or managing agent and let out a property as a licensable House in Multiple Occupation (HMO), that property must have a valid licence.
An HMO is a home where:
- Three or more people live, and
- At least two groups of people live separately within the home, and
- Facilities such as bathrooms and kitchens are shared between the groups of people living there
You must have a licence if you’re renting out a large HMO. Your property is defined as a large HMO if all of the following apply:
- It is 3 or more storeys high this includes habitable attics and basements
- It is occupied by five or more people or form two or more households
- It has an element of shared facilities, (eg kitchen, bathroom, etc)
You will need a separate license for each HMO you run.
A licence is valid for a maximum of 5 years.
You must renew your licence before it runs out.
You must tell the council if:
- You plan to make changes to an HMO
- Your tenants make changes
- Your tenants’ circumstances change (eg they have a child)
Conditions of licence
In order to obtain a license the HMO must meet following conditions.
- proper fire safety measures are in place, including working smoke alarms
- a valid gas safety certificate must be provided annually
- electrics are checked every 5 years
- the property is not overcrowded
- there are enough cooking and bathroom facilities for the number living there
- communal areas and shared facilities are clean and in good repair
HMO licence fees
|HMO with 5 to 6 bed spaces||£510.00|
|HMO with 7 to 8 bed spaces||£610.00|
|HMO with 9 plus bed spaces||£715.00|
One of the following discounts may be applied to applications:
- Discount for complete and early application
- Discount for applications where property shown to standard. (when fully completed application form is received accompanied by detailed floor plans showing existing amenities and room sizes)
- Discount for complete applications with no further works
- A discount is available to the members of the Kirklees Landlord accreditation scheme
Apply or renew a HMO licence
PaperclipTo complete these forms you will to download the following guidance documents
- HMO licence application guide
- HMO Licensing guide for landlords
- HMO and licensing flowcharts
- Amenity standards for houses in multiple occupation
To do this you will need to use Adobe Reader 8.1 or above. Download the latest version of Adobe Reader.
PaperclipYou'll need to provide copies of the following:
- Annual maintenance record for automatic fire detection system
- Gas Safety Certificate
- Electrical Safety Certificate
- Tenancy agreement
- Floor plan of the property
- Energy Performance Certificate
After you've applied
We will acknowledge receipt of your application
We will check to make sure that everything you have sent in is complete and correct. If so, we will arrange an inspection of the HMO with you, to let you know of any works that may be necessary before it can be licensed.
An officer will carry out a full inspection of the property with you, which will cover:
- state of repair
- provision of amenities
- level of occupation
- state of management
- fire safety measures
- the presence of any hazards under the health and safety rating system (HHSRS).
Fines and penalties
The Housing Act 2004, introduced licensing of HMOs. Landlords and property managing agents who let HMOs, need to apply for a licence from the Local Authority. Failure to do this can lead to fines up to £20,000, a criminal record and potentially rent repayment orders.
- Licensing of houses in multiple occupation in England: a guide for landlords and managers GOV.UK
- Landlord and tenant responsibilities for repairs
- The Management of HMO (England) Regulations 2006
- The Licensing and Management of HMO (Additional Provisions) (England) Regulations 2007
- The Housing Act 2004,
- Check your tenant's right to rent
You can call into one of our Customer services centres, telephone or email us at.