How to apply for an HMO licence, step by step
Written by Sam Allcock · Last updated 23 August 2026 · Facts checked against GOV.UK guidance on the date above
You apply for an HMO licence through your own local council, not through a national body - there's no single UK-wide HMO licensing authority.
You'll need to give the council your property and management details, keep your gas and electrical safety paperwork current, and show that whoever manages the property is a "fit and proper" person.
This guide walks through what you'll typically need, the steps in the process, and the honest picture on timing - based on GOV.UK's published HMO licensing guidance, checked on 23 August 2026.
This is general information, not legal advice. Every council runs its own application process and asks its own questions, so always check your specific council's application form before you start.
How does an HMO licence application work, in brief?
You find your council using a postcode search, then apply - and pay a fee - directly to that council, either yourself or through a managing agent acting on your behalf.
GOV.UK's own guidance confirms: "you should apply for the licence yourself, but if you use a managing agent they can apply for you." There's no separate national HMO register you apply to instead.
Who needs to be named on the application - the landlord or the manager?
Whoever manages the HMO day to day needs to be named and assessed as "fit and proper," which may be the landlord or a separate managing agent.
GOV.UK describes the fit-and-proper test in plain terms: the manager should have, for example, "no criminal record or breach of landlord laws." A separate licence is needed for each individual HMO you run, even if you manage several properties.
What do you need before you apply?
Councils generally want proof the property is safe and suitable, and proof you (or your manager) are fit to run it - though the exact document list varies by council.
| What you'll likely need | Why |
|---|---|
| Property and tenancy details | The council needs to know the layout, number of occupants and households, to check the property suits the number of people living there. |
| A current gas safety certificate | You must send the council an updated gas safety certificate every year the licence runs (GOV.UK). |
| Electrical safety certificates | You must be able to provide safety certificates for electrical appliances when the council requests them (GOV.UK). |
| Working smoke alarms | Smoke alarms must be fitted and maintained throughout the property (GOV.UK). |
| Fit-and-proper-person information | Details about the landlord or manager, to satisfy the council they have no relevant criminal record or history of breaching landlord law. |
| Floor plan (many councils) | GOV.UK doesn't set a single national requirement for this, but many councils ask for a floor plan showing room sizes and layout as part of their own application form - check yours before you apply. |
If you're not sure your rooms meet the minimum size rules councils apply, see our HMO standards guide before you apply.
How do you actually apply, step by step?
The process runs through your council from start to finish, with no separate national portal.
- Check whether you need a licence at all, and which type - mandatory, additional or selective. See our do I need a licence guide if you're not sure.
- Find your council using the postcode search on GOV.UK.
- Gather your paperwork - gas safety certificate, electrical safety evidence, property and tenancy details, and any floor plan or extra documents your specific council asks for.
- Confirm who the "responsible person" is - the landlord or managing agent who will be named as manager and assessed as fit and proper.
- Complete your council's application form and pay the fee your council sets.
- Respond to any follow-up requests from the council, which may include an inspection of the property.
- Receive your licence, which is valid for a maximum of 5 years and may carry specific conditions the council attaches.
- Diarise your renewal date well ahead of expiry, since licences don't renew automatically.
How long does an HMO licence application take?
GOV.UK doesn't publish a single national processing time, because each council runs and resources its own licensing service differently.
The honest, sourced answer is that timing varies by council - rather than repeat an unverified "X weeks" figure you may see elsewhere, we'd suggest applying as early as possible and asking your specific council for its current turnaround when you contact them.
What happens after you apply?
The council reviews your application and, if it grants a licence, can attach conditions - for example around the number of occupants or property management.
If you disagree with a condition the council imposes, GOV.UK confirms you can appeal to the First-Tier Tribunal.
What does an HMO licence application cost?
There's no single national fee - each council sets and publishes its own charge for HMO licence applications.
The free official route is applying yourself, directly through your council: find your council on GOV.UK →
✓ Checked against GOV.UK, 23 August 2026
See our HMO licence cost guide for the fuller cost picture across licence types.
How do you renew an HMO licence?
You need to actively renew before your licence runs out - it does not renew itself.
GOV.UK is explicit that "a licence is valid for a maximum of 5 years" and "you must renew your licence before it runs out," and that a separate licence is needed for each HMO you run, so multi-property landlords need to track more than one renewal date.
Frequently asked questions
Can my managing agent apply for my HMO licence on my behalf?
Yes - GOV.UK confirms you should normally apply yourself, but a managing agent can apply for you if you use one.
Do I need a separate licence for each HMO I run?
Yes - you need a separate licence for each individual HMO, even if you manage several properties.
How much does an HMO licence application cost?
There's no national fee - each council sets its own charge, so the exact amount depends on where your property is.
Is there a national HMO licence application timescale?
No - GOV.UK doesn't publish one, because processing time depends on how each individual council runs its licensing service. Ask your council directly for its current turnaround.
Can I appeal a condition my council attaches to my HMO licence?
Yes - you can appeal to the First-Tier Tribunal if you disagree with a condition the council imposes.
What happens if I operate an HMO without a licence?
You could face an unlimited fine, so it's worth confirming whether you need a licence, and applying in good time, rather than waiting.
apply for licence is an independent guide and is not affiliated with, endorsed by, or connected to GOV.UK, any local council, or any government body. This page is general information, not legal or professional advice - for anything specific to your property or application, contact your council directly or a landlord solicitor.