A licensable House in Multiple Occupation (HMO) includes any private property that is rented as a shared house, flat or bedsit occupied by 5 or more unrelated tenants, regardless of how many storeys are in the property.
If you are unsure if your property requires a licence, please contact us at licensing@north-herts.gov.uk.
It is an offence not to licence an HMO that is required to be licenced or to breach the licence conditions, and may result in:
- an unlimited fine
- a civil penalty notice
- a rent repayment order.
The maximum fine for managing an unlicensed HMO which requires licensing, or for exceeding the permitted number of occupiers, is £20,000. The maximum fine for breaking a licensing condition is £5,000.
Cost
Please see our fees and charges page for further details.
Apply for a new licence
You need to apply for a new licence at least three months before you start operating your HMO.
Renew a licence
To renew an existing licence, you need to apply at least three months before your current licence expires.
What to include when you apply
You must provide the following documentation with any application:
- Complete application form, signed and dated, accompanied by the correct fee
- Proof of the applicant's address (utility bill, bank statement, driving licence, passport)
- Two passport type photographs of the applicant
- Landlord’s Gas Safety Certificate (issued within the preceding 12 months)
- Fire Alarm System Test Certificate
- Emergency Lighting Test Certificate
- A plan of the property with room sizes, in square metres, of the bedrooms and all shared rooms, location of automatic fire detection/fire alarms, fire doors, and emergency lighting (not bathrooms or WC)
- A current tenancy agreement that you issue to the occupiers
- Fit and proper person form
- Fire Risk Assessment
- Electrical installation test certificate (issued within the preceding 5 years)
- Portable Appliance Test Certificate for any electrical appliances that you may supply to your tenants (issued within the preceding 12 months)
- Proof of planning permission (where planning permission is needed) plus any relevant Building Control documents
- Furniture Fire Safety Statement of Compliance
- Fire Extinguisher Maintenance Certificate
- Energy Performance Certificate
The processing of your application may be delayed if you don't provide these documents.
What happens next
We will consider your application and arrange to visit your premises. We aim to acknowledge your application within 3 working days.
If you have not heard from us within 56 calendar days, please contact us online if you applied through the UK Welcomes service or using the contact details below.
Licences will be granted if:
- the HMO is or can be made suitable for multiple occupation
- the applicant is the proposed licence holder, is a fit and proper person and the most appropriate person to hold the licence
- the proposed manager has control of the house, and is a fit and proper person to be the manager
- the management arrangements are satisfactory.
If something changes
Once you have a licence for your HMO registered with the Council, you need to notify us about:
- any changes to the ownership or management of the property
- any significant changes to the design and layout of the property building
- any significant changes to safety features systems within the building (such as the fire alarms).
Tell us about a change to your existing house in multiple occupancy licence
Public registers
You can view our public register of all licensed HMOs, temporary exemption notices and management orders.
Applicant/Licence holder redress
If your application is refused, or you disagree with conditions attached to the licence, or the licence is subsequently varied or revoked, you can appeal to the First-Tier Tribunal (Property Chamber) within 28 days of the decision being made.
If you are unhappy about the way that we have dealt with your application, please contact us.
Legislation summary
The legislation relating to this licence is Part 2 of the Housing Act 2004.
Consumer complaint
You can appeal against a licence being granted to a First-Tier Tribunal (Property Chamber) within 28 days of the decision being made.
HMO Licensing Policy
More information
If you are unsure if your property requires a licence or have any other queries, please contact us at licensing@north-herts.gov.uk.