Landlord licensing in Hull City Council

Council-specific HMO detail we currently show

Mandatory licensing of Houses in Multiple Occupation across the entire Kingston upon Hull city area. Applies to properties occupied by 5 or more persons forming 2 or more separate households who share a bathroom or kitchen. The definition is contained within Part 2 of the Housing Act 2004 and The Licensing of Houses in Multiple Occupation (Prescribed Descriptions) (England) Order 2018. Requirements have applied in their current form since 1 October 2018.

Fee notes

Fees apply to all applications received from 1 September 2023 per the Fees and Charges Policy 2023–2024 authorised by the Assistant Director Neighbourhoods and Housing. The fee is collected in two stages. Stage 1: a non-refundable payment of £225 must be made online at the time of application. This covers administration, processing, and a 'fit and proper person check'. Stage 2: after the application is processed and checks completed, an invoice for the outstanding balance (calculated by bedroom count) is issued. The application cannot be accepted as complete until the full fee is paid. If Stage 2 fee is not paid, the application is returned; Stage 1 fee is not refunded. Total fee = £225 (Stage 1, non-refundable) + bedroom-based variable (Stage 2): 3 beds +£629.50, 4 beds +£657.25, 5 beds +£685.00, 6 beds +£712.75, 7 beds +£740.50, 8 beds +£768.25, 9 beds +£796.00, 10 beds +£823.75, each additional bedroom above 10 +£27.75. These same fees apply to both new licences and late renewals of expired licences. No discounts are available. Hull Accredited Landlord Scheme (HALS) membership does not provide a fee discount for HMO licensing.

Typical licence term

5 years

Penalties for operating an HMO without a valid licence include a fine of up to £20,000 and a Tenants or local authorities may be able to apply for a rent repayment order. GOV.UK guidance now refers to up to two years' rent for relevant offences, but eligibility, timing and the final amount depend on the facts and tribunal decision. A licence is personal to the holder and not transferable – if a licensed property is sold, the new owner must apply for a new licence. Applications are processed within an estimated 30–45 minutes online depending on complexity. Hull City Council's planning department introduced an Article 4 direction in October 2013 in specific areas of the city, requiring planning permission for change of use from a family dwelling to an HMO with 3 or more persons. This was expanded on 8 August 2019. In September 2022, Supplementary Planning Document (SPD) 20 was introduced providing further guidance on avoiding concentrations of HMOs. There are approximately 4,500 HMOs in the city according to the Local Government Association case study. Licences last 5 years unless revoked. Property types covered: Properties rented to 5 or more persons from 2 or more separate households who share a bathroom or kitchen. Includes cohesive groups (e.g. students sharing communal facilities) and non-cohesive groups (individuals letting rooms independently). Does not include self-contained flats unless meeting HMO definition under Housing Act 2004 s.257.