Your responsibilities as an HMO landlord (England and Wales)

June 11, 2025

If you’re the landlord of an HMO (House in Multiple Occupation), some extra obligations and responsibilities come with that particular role. Failing to stick to those responsibilities – or not getting the correct type of property insurance – could land you in deep water. So, let’s briefly review what they are.

What is an HMO?

A residence is officially defined as an HMO if:

• at least three tenants, who are part of more than one household, are living there; and

• the two or more households share a kitchen, bathroom, or toilets with each other.

The dwelling becomes a “large HMO” if:

• at least five tenants, who are part of more than one household, are living there; and

• the two or more households share a kitchen, bathroom, or toilets with each other.

HMOs are in a particular category of dwellings in the private rented sector – a category which attracts special licensing arrangements and stricter controls on the health and safety of the building and its tenants.

Can I use landlord insurance if I have an HMO?

Standard landlord insurance typically isn’t appropriate for a House in Multiple Occupation. HMOs come with a different risk profile compared to single-let properties, so you’ll need specialist HMO landlord insurance.

Specialist HMO insurance recognises the unique characteristics of these particular residences and the additional risks and perils they may face. If you are the landlord of such property, therefore, you may want to ensure that your livelihood is adequately protected by purpose-designed HMO insurance.

Trying to insure an HMO with a standard landlord insurance policy could leave you underinsured – or even – not covered at all. Always let your insurer know the property is an HMO so you can get the most appropriate level of protection.

How do my responsibilities differ from those of other landlords?

The following are just some of the areas in which you may need to assume additional responsibilities as the landlord of an HMO:

Licensing

• unlike most dwellings in the private rented sector, all large HMOs – and an increasing number of regular HMOs – require the landlord to obtain a licence from the local authority to run the residence as an HMO;

• whether or not yours is a large HMO, therefore, you will want to consult your local council for any particular rules applying to this type of accommodation in your area;

• if you are running the let property without the necessary licence, you could not only face stiff penalties but also invalidate your HMO property insurance;

Safety responsibilities

• as the landlord of an HMO, you not only have the specific responsibilities and obligations laid down in any relevant licence from the local authority but must also abide by the strict safety considerations that apply to all landlords;

• a gas safety check must be conducted annually by a registered Gas Safe engineer – with a copy of the certificate of safety given to your tenants;

• the electrical installations in your HMO must be inspected and approved by a qualified electrician at least every five years – once again, with a copy of the certificate going to your tenants and (if required) to the local council;

• your HMO must comply with all national and local fire safety regulations (such as the use of fire doors);

• if yours is a large HMO – or your HMO licence requires it – the building must have fire alarms and extinguishers, a smoke alarm on each floor or the building, and a carbon monoxide (CO) detector in any room where solid fuel can be burned (a wood burning stove or an open coal fire, for example).

Your general responsibilities towards the tenants of your HMO

In addition to any licensing conditions and the universal health and safety responsibilities, also remember the more general obligations that apply to any landlord in the private rented sector.

This includes your responsibility for ensuring that the let property remains safe and is kept in a good state of repair.

Finally, you also share every landlord’s obligation to provide any new tenant moving into your HMO with a copy of the latest edition of the official How to Rent guide.

Please note: Requirements and responsibilities for HMOs can vary depending on where your property is in the UK. This guide is intended for general information only for properties in England and Wales and should not be considered legal advice nor an exhaustive list of regulations. Always seek professional guidance.