Houses in Multiple Occupation (HMOs)

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.

Find further information about HMOs on GOV.UK

About HMOs

A property is usually considered a 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.

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

Planning a new HMO or converting an existing property

If you are considering creating a House in Multiple Occupation (HMO), converting an existing property, or carrying out significant alterations to an HMO, we can provide specialist pre-application advice to help you understand the standards and requirements that may apply to your proposal.

Developing an HMO can be a significant investment. It is important to ensure that factors such as room sizes, fire safety measures, means of escape, kitchen and bathroom facilities, amenity standards and property layout at an early stage. Seeking advice before starting works can help avoid unnecessary expense, delays and potential compliance issues later.

HMO Development Advice Service

We offer a chargeable HMO Development Advice Service for landlords and property owners.

This service give you the opportunity to discuss your proposals directly with an experienced officer and receive guidance tailored to your property and business plans.

Two advice options are available:

• office based consultation where plans, layouts and proposed arrangements are reviewed
• property visit consultation where an officer visits the property and provides site-specific advice on HMO standards and requirements

Using this service can help you:

• gain a better understanding of HMO licensing requirements and standards
• identify potential issues before starting work
• consider fire safety, amenity and management requirements at an early stage
• make informed decisions about the viability of your proposals
• reduce the risk of costly alterations or redesign work in the future
• improve the quality and completeness of any future licence application

While many landlords seek advice from architects, builders, consultants or other professionals, HMO requirements can be complex and are often specific to the individual property. Advice from the council can help you understand the standards likely to be considered as part of a future HMO licensing process.

This service provides an opportunity to discuss your proposals before committing to significant expenditure.

For further information about the HMO Development Advice Service, including current fees and how to arrange an appointment, contact us.

Email: [email protected]

Apply for a HMO licence

Apply for a licence if your property meets the licensing criteria. It is an offence to operate a licensable HMO without one.

If you are still planning your proposal or have not yet started work, consider using the HMO Development Advice Service before applying.

Contact us 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 that 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 suitable.

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 licence
• 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 exemptions

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

Temporary exemptions are time limited.

Fees and licence duration

Fees apply for HMO licence applications and renewals. See 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.