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HMO checker
Use this HMO checker to work through the first licensing questions for a shared property in England. The tool asks how many occupiers live there, whether they form one household or several households, and whether they share facilities such as a kitchen, bathroom, or toilet. Those answers help you decide whether the property may be an HMO, whether mandatory HMO licensing could apply, and whether you also need to check local additional licensing with the council.
Treat the result as a practical starting point, not legal advice. Property layout, exemptions, planning context, and local council designations can change the answer, so any result should still be verified with the official council source before you rely on it.
Useful when the occupancy pattern matters more than the postcode alone.
Helpful for shared houses, lodger arrangements, and early HMO due diligence.
Still not a final answer on its own, because councils can add local HMO rules.
Common HMO checker questions
Is a property an HMO if three unrelated people live there?
It may be. A property occupied by three or more people who form two or more households and share facilities such as a kitchen, bathroom, or toilet can be an HMO. The exact licensing requirement still depends on the property setup and local council rules.
When does mandatory HMO licensing apply?
Mandatory HMO licensing usually applies in England where five or more people live in the property, they form two or more households, and they share facilities. Local additional HMO licensing can also cover smaller shared properties in some council areas.
How do I check if an HMO already has a licence?
Identify the council area, then check the council's public HMO or property licensing register if one is available. If the register is not searchable online, contact the council housing or private rented sector team and ask them to confirm the property address.
Work through the HMO questions
This tool gives a practical starting point. Final reliance should still go back to the council because local additional licensing, exemptions, planning context, and building layout can change the answer.
Question 1 of ~4
How many people live in the property?
Count all occupants, not just named tenants. Include anyone who uses the property as their main residence.
What this page helps with
- Whether a shared property is likely to be treated as an HMO.
- Whether mandatory HMO licensing could be in play nationally.
- Whether you should move next into the council page or the wider HMO guide.
What it cannot confirm on its own
- Whether a council has introduced local additional licensing for smaller HMOs.
- Whether planning history, building layout, or exemptions change the position.
- The final licensing outcome for a specific property without council verification.
Useful next steps
Need more than the free HMO check?
Keep the free route first. Use the written review only if the occupancy pattern or council variation still leaves uncertainty.
Property Licensing Check
£29 · Live now
A concise written review for one property, postcode, or council situation based on current public council-source information.
Request the reviewAlerts and monitoring
£12.99/month · Coming soon
A lighter monitoring tier for selected councils or areas, aimed at landlords and smaller investors who want ongoing updates.
See alerts and monitoringThese are information services, not legal advice. Final reliance should still be checked against council sources.
This tool provides general information about landlord licensing schemes in England. Results are based on publicly available data and may not reflect recent changes. This is not legal advice. Always verify licensing requirements directly with your local council before making decisions.