Does my home need an HMO or selective licence?

Updated July 2026 · Facts with official sources. Not legal advice.

Some rented homes in England need a council licence. Renting them out without one is an offence — by the landlord, never by you. Tenants can even claim rent back. Here is how the system works and how to check your address today.

Three kinds of licensing

Mandatory HMO licence. A house shared by 5 or more people forming 2+ households. A shared kitchen or bathroom counts. Details: GOV.UK — houses in multiple occupation.

Additional licensing. Some councils extend HMO rules to smaller shared homes — 3 or 4 people. Local decision, local map.

Selective licensing. In designated areas every private rental needs a licence — even a one-family flat. Councils publish the street lists.

How to check your address, step by step

1. Find your council by postcode: GOV.UK — find your local council.
2. Search the web for “[your council] landlord licence register”. Most councils publish a searchable list or a spreadsheet.
3. Enter the address. Note what you find — licence number, expiry, maximum tenants.
4. Screenshot the result with the date. Registers change; your evidence should not.
5. Renting in Leeds? Skip steps 2–4: Rent Radar already checks the official Leeds licence register by postcode. Leeds is our first city — more councils are being added.
6. If the area is selective and your address is missing, email the council’s private housing team. They answer licence questions for free.

Why it matters: rent repayment orders

If a landlord rents out an unlicensed property that needed a licence, tenants can apply to a tribunal for a rent repayment order (RRO).

Since the Renters’ Rights Act took effect, an RRO can cover up to 24 months of rent — double the previous 12-month cap. The tribunal decides the amount case by case, based on the landlord’s conduct and yours.

An unlicensed property also exposes the landlord to civil penalties and weakens possession claims. Shelter explains tenant options: Shelter — housing advice.

What a tenant can do, in order

1. Check the register and save a dated screenshot — that is your baseline fact.
2. Ask the landlord or agent about the licence, in writing. A licensed landlord answers with a number.
3. If unsure, email the council. Enforcement teams investigate; your name can stay confidential.
4. Before a tribunal claim, talk to Shelter or Citizens Advice. Free, expert, on your side.

The full picture in one check

Licensing is one register of several. The same address also has an EPC record; the landlord may have a company record. Our full check guide covers the order, and the deposit guide covers your money. Or enter the postcode once — Rent Radar reads the registers live, free and anonymously.

FAQ

What counts as an HMO in England?

A home shared by 3 or more people forming more than one household, sharing a kitchen or bathroom. A mandatory licence is required from 5 people; some councils license smaller HMOs under additional licensing.

How do I find out if my address is licensed?

Every council keeps a public licence register. Search “[your council] landlord licence register” and enter the address. For Leeds, Rent Radar checks the official register automatically by postcode.

How much rent can I claim back for an unlicensed home?

Since the Renters’ Rights Act took effect, a rent repayment order can cover up to 24 months of rent. The tribunal decides the amount case by case.

Is it my fault as a tenant if the home is unlicensed?

No. Licensing is entirely the landlord’s duty. Tenants face no penalty — the law gives them claims, not blame.

“Not found” in a register is a search result on a date, not a verdict. For action, use GOV.UK, Shelter or Citizens Advice.