Verifying whether a rented property has a valid HMO (House in Multiple Occupation) licence is a critical step for tenants, prospective buyers, neighbours, and landlords. Operating without a required licence is a serious offence, and for tenants, it means living in a property that may not meet legal safety standards. This process, while straightforward, requires knowing where to look and how to interpret the information you find.
The Primary Method: The Local Authority’s HMO Public Register
Every local council in the UK is legally required to maintain a public register of all licensed HMOs in its area. This is the most authoritative and reliable source of information.
Step-by-Step Guide to Using the Register:
- Identify the Correct Local Authority:
Determine which council has jurisdiction over the property’s address. This is based solely on the property’s location. - Navigate to the Council’s Website:
Go to the official website for that specific council (e.g.,www.wandsworth.gov.uk). - Locate the Register:
Use the website’s search bar. Effective search terms include:- “HMO register”
- “HMO licensing”
- “Property licensing”
- “HMO public register”
- “Licensed HMOs”
- Search the Database:
Councils present their registers in different formats. The most common are:- A Searchable Online Database: This is the most user-friendly format. You can typically search by street name, postcode, or licence holder name.
- A Downloadable PDF or Spreadsheet: You will need to download the file and use your computer’s search function (Ctrl+F) to find the address.
- An Interactive Map: Some councils, like Leeds and Bristol, plot licensed HMOs on a map, allowing you to search visually.
- Verify the Details:
Once you find the property, confirm the details are current and correct. Key information to check includes:- Licence Holder’s Name: Does it match your landlord or agent?
- Licence Number: A valid licence should have a reference number.
- Expiry Date: Ensure the licence has not expired.
- Maximum Number of Occupants: Check that the number of people living there does not exceed the number stipulated on the licence.
What to Do If You Cannot Find the Property on the Register
If the property is not listed, it does not automatically mean it is unlicensed. Consider these steps:
- Confirm the Property Needs a Licence:
- Does it house five or more people from more than one household? If yes, it requires a Mandatory HMO Licence and must be on the register.
- Does it house three or four people? It may require a licence under a council’s Additional Licensing Scheme. You will need to confirm if such a scheme exists in that area.
- Contact the Council Directly:
If your online search is inconclusive, contact the council’s Private Sector Housing or HMO Licensing team via email or phone. Provide the full address and ask them to confirm its licensing status. This creates a paper trail and is the most definitive way to get an answer.
Alternative Methods of Verification
- Ask the Landlord or Letting Agent Directly:
A legitimate landlord or agent should be able to provide you with the HMO licence number and a copy of the licence summary without hesitation. If they are evasive or refuse, this is a significant red flag. - Check with Tenants:
Existing tenants have the right to know if their home is licensed. The landlord is legally obliged to provide them with a copy of the licence summary.
Interpreting the Results and Next Steps
- Property is Listed with a Valid Licence:
This is the ideal outcome. It indicates the landlord is compliant with their basic legal obligations regarding safety and management. - Property is NOT Listed, but Should Be:
This means the landlord is operating an unlicensed HMO. This is a criminal offence. You should:- If you are a tenant: You can apply to a First-Tier Tribunal for a Rent Repayment Order (RRO) to reclaim up to 12 months of rent. You should also report the situation to the local council’s enforcement team.
- If you are a neighbour: Report the property to the council’s enforcement team. Unlicensed HMOs can be associated with anti-social behaviour and poor property maintenance.
- If you are a prospective buyer: This is a major liability. Proceeding with the purchase would make you responsible for any ongoing enforcement action. Ensure the licence is secured by the current owner before completion.
Summary: A Crucial Check for Peace of Mind
Checking the HMO register is a simple but powerful due diligence exercise. For tenants, it verifies the safety and legality of their home. For buyers and neighbours, it reveals potential risks. For landlords, it confirms their compliance is publicly recorded. Always use the local council’s official register as your primary source, and if in any doubt, contact the council directly for a definitive answer. In the world of rented property, this knowledge is your first and most important form of protection.
