If you rent out a property shared by multiple tenants, it may be classed as a House in Multiple Occupation (HMO). You must follow specific legal requirements and may need a licence.
What an HMO is
A property is usually considered an HMO if:
- it is occupied by 3 or more people who are not from one household
- tenants share facilities such as a kitchen, bathroom or toilet
Some buildings are also classed as HMOs if they have been converted and do not meet required building standards.
Find further information about HMOs on GOV.UK
Check if you need a licence
You must have a licence if your property:
- is occupied by 5 or more people
- has tenants from more than 1 household
- has shared facilities such as kitchens or bathrooms
This is known as mandatory HMO licensing.
Cumberland Council does not currently operate:
- additional HMO licensing schemes
- selective licensing for other private rented properties
Apply for an HMO licence
Apply for a licence if your property meets the licensing criteria. It is an offence to operate a licensable HMO without one.
Contact the council to apply or to check if your property needs a licence:
Allerdale: [email protected]
Carlisle: [email protected]
Copeland: [email protected]
Licence conditions and standards
If a licence is granted, it will include conditions you must meet. These may cover:
- the number of people allowed to live in the property
- fire safety and property standards
- ongoing management of the property
Minimum room sizes apply to HMOs.
Check minimum room sizes and space standards on GOV.UK
Fit and proper person checks
We will carry out checks to make sure that the person applying for a licence is a suitable person.
When assessing applications, we consider:
- relevant criminal convictions
- breaches of housing or landlord law
- findings of unlawful discrimination
- previous failures to meet HMO licence conditions
If you do not comply
You may face enforcement action if you:
- fail to apply for a lience
- breach licence conditions
- allow overcrowding beyond permitted levels
Penalties can include fines or further legal action.
Management orders
If a property is not properly managed or licensing conditions are not met, we can take over management.
This may include:
- an interim management order (short term)
- a final management order (long term)
Temporary exemption
You can apply for a temporary exemption if you intend to:
- stop using the property as an HMO
- reduce the number of tenants so it no longer requires a licence
Exemptions are time limited.
Fees and licence duration
Fees apply for HMO licence applications and renewals, available on Cumberland Council fees and charges.
Licences are usually granted for up to 5 years but may be issued for a shorter period depending on the circumstances.
Public register
We keep a public register of licensed HMOs.
Contact us if you want to view the register.