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.

Reporting changes

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

Mandatory HMO licensing schedule of fees
Property size cost
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

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
Download HMO application form Download renewal application form

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.

Further guidance

Contact us

You can call into one of our Customer services centres, telephone or email us at.

  • Kirklees Council Housing Solutions Service,
  • Address Huddersfield Customer Service Centre, Civic Centre 3, Market Street, Huddersfield, HD1 2YZ
  • Address Dewsbury Customer Service Centre, Walsh Building, Town Hall Way, Dewsbury, WF12 8EQ
  • Phone 01484 221350
  • Email