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Houses in Multiple Occupation

If you let your property to several tenants who are not members of the same family, it may be a 'House in Multiple Occupation' (HMO).

Your property is an HMO if both of the following apply:

  • at least 3 tenants live there, forming more than one household
  • toilet, bathroom, or kitchen facilities are shared

A 'household' is either a single person, or members of the same family who live together. This includes people who are married or living together, and people in same-sex relationships.

HMO licence

If you own or manage a House in Multiple Occupation (HMO), you may need a licence to rent it out. You'll need a separate licence for each property you own or manage.

HMOs which need a licence

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An HMO which houses 5 or more people will need a licence.

You'll need a licence if the property is occupied by 5 or more people who are living as 2 or more separate households, and sharing amenities (like kitchens and bathrooms). Buildings made up of self-contained flats or purpose-built flats do not usually need an HMO licence.

HMOs must meet certain standards, which include amenities and minimum room sizes. You can find out more in the guide to HMO standards.

It must have suitable fire precautions and means of escape in a fire. You can find out more in the guide to fire safety in HMOs.

Licences normally last for 5 years. They are granted based on the layout of the property when you applied for the licence. If there are any changes to the property in the future, you must let us know, and apply for a variation of the licence. For example there may be an increase or decrease in the number of bedrooms, or another change of circumstances in the use of the property as an HMO after the licence has been granted.

If the property is converted back into a single family dwelling, you should tell us so the licence can be revoked.

Apply for an HMO licence

The licence fee is £722.20 for HMOs with 5 bedrooms, plus a further £23.89 for each additional bedroom.

A guide to completing an HMO licence application form is available.

You should also make sure that Cleveland Fire Brigade is aware of your HMO by emailing fireengineeringhelpdesk@clevelandfire.gov.uk.

All the information about HMO licensing in Middlesbrough is available in the guide to HMO licensing.

You should also familiarise yourself with The Management of Houses in Multiple Occupation (England) Regulations 2006 and national guidance on fire safety law.

HMOs which do not need a licence

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An HMO which houses 4 people or fewer will not need a licence.

However, it must still meet certain standards, which include amenities and minimum room sizes. You can find out more in the guide to HMO standards.

It must have suitable fire precautions and means of escape in a fire. You can find out more in the guide to fire safety in HMOs.

You should also familiarise yourself with The Management of Houses in Multiple Occupation (England) Regulations 2006 and national guidance on fire safety law.

Even if your HMO doesn't need a licence, please make sure we're aware of it by emailing EHTS@middlesbrough.gov.uk. You should also make sure that Cleveland Fire Brigade is aware of it by emailing fireengineeringhelpdesk@clevelandfire.gov.uk.

HMO register

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We hold a public register of all HMOs in Middlesbrough which is updated every 3 months. View the latest HMO licensing register.

For more information about HMOs, contact the Public Protection Service via email to EHTS@middlesbrough.gov.uk

You can also call 01642 726001 and leave your contact details, and a member of the private sector housing team will call you back as soon as possible.