Guides › Rent and Deposits › Unlicensed HMO: Your Rights as a Tenant
Unlicensed HMO: Your Rights as A Tenant
A home is a house in multiple occupation (HMO) if at least 3 tenants from more than one household share a toilet, bathroom or kitchen. A large HMO, with 5 or more tenants, needs a licence from the council. If a large HMO is unlicensed you may be able to reclaim some of your rent by applying to a tribunal.
At A Glance
Your Rights
What the rules say, with a link to the official source for each.
HMO Rules
Definitions
Your home is an HMO if at least 3 tenants live there, forming more than one household, and you share toilet, bathroom or kitchen facilities. A large HMO has at least 5 tenants forming more than one household. A household is one person or family members living together. source
Licences
Large HMOs need a licence from the local council. Councils may have extra rules, so check with yours. The usual landlord and tenant rules apply, including safety and repairs. Large HMOs must have fire alarms and extinguishers. source
Unlicensed
Contact your council to check whether a large HMO is licensed. If it is not, you may be able to reclaim some of your rent by applying to a tribunal. The council enforces HMO standards and can require the landlord to fix problems. source
Time Limits to Know
Miss a deadline and you can lose a right. Check the dates on your own paperwork.
- 5 or moreLarge HMO needs a licenceMore than one household
Steps to Take
Step 1 of 5
Count tenants and households and check what you share.
Step 2 of 5
Ask the council whether the property is licensed.
Step 3 of 5
Keep your tenancy agreement and rent payments.
Step 4 of 5
Report fire safety or repair problems to the council.
Step 5 of 5
Ask Shelter or Citizens Advice about a rent repayment order.
(Tap the numbers to reveal steps)
Where to Go If It Is Not Put Right
Your options, in order, and when each one applies.
Your Local Council
Housing or environmental health team. It can act on landlord breaches.
First-Tier Tribunal (Property Chamber)
To reclaim rent from an unlicensed HMO.
Shelter England
Free advice on deposit claims and eviction notices.
Citizens Advice
Free advice on any renting problem.
Good to Know
Small things that make your complaint stronger.
Councils may also run extra licensing schemes, so the rules can vary by area.
Scotland, Wales and Northern Ireland have different rules for renting.
Want Help?
If you would like one of our team to look at your problem, our initial case review is free. We cannot guarantee any outcome and we do not give legal advice.
Lead reviewer
Luke Marley
Founder and Lead Reviewer
Luke founded CPUK in 2026 after seeing how hard it is for ordinary people to get problems with companies put right. He oversees our guides and checks them against official sources.
Research by Katie Burt, Co-founder and Operations Lead (17 years in the care sector, including managing services for vulnerable adults), and the CPUK Research Team. Researched with AI-assisted research tools, then checked and corrected by our team.
Last checked: 14 October 2026. We are not paid by the companies we write about. Adverts never affect our guidance. Read our editorial policy.
Sources and official links
- gov.uk/private-renting/houses-in-multiple-occupation Checked 14 October 2026
- gov.uk/courts-tribunals/first-tier-tribunal-property-chamber Checked 8 October 2026
- england.shelter.org.uk/housing_advice/tenancy_deposits/check_your_tenancy_deposit_is_protected/deposit_not_protected Checked 12 October 2026
- citizensadvice.org.uk Checked 8 October 2026