Free · Validity guide · England
How long does an HMO licence last?
Up to 5 years
An HMO licence lasts for the period the council sets, up to a maximum of 5 years. It cannot be transferred and it ends if the holder dies. Apply to renew before it runs out: a valid application protects you while the council decides.
Work out your HMO licence expiry date
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Or the date it came into force, if that was later. Both are on the licence.
Councils can grant a licence for less than 5 years. Choose the period on your licence; its end date is the legal deadline.
Enter a date to see when it expires, how many days are left, when to book the renewal, and to add reminders to your calendar.
Who needs a HMO licence
In England, a mandatory licence is needed for a house in multiple occupation rented to 5 or more people who form more than 1 household, where some or all share a toilet, bathroom or kitchen and at least one pays rent. Councils can also require licences for smaller HMOs, or for other rented homes, through additional or selective licensing in their area. Check with your council.
What happens if it expires
- Letting an HMO that needs a licence without one is a criminal offence under section 72 of the Housing Act 2004. Prosecution can lead to an unlimited fine.
- Instead of prosecuting, the council can impose a financial penalty of up to £40,000. The cap was raised from £30,000 on 1 May 2026.
- A tribunal can make a rent repayment order in favour of the tenant. Since 1 May 2026 it can cover up to 2 years’ rent.
- It is a defence if a licence application had been duly made and was still effective. That is why applying before the old licence ends matters.
How to renew
Find your council’s renewal process
Each council runs its own application form, fee and document list. Look it up well before the end date on your licence.
Gather your safety paperwork
Have the current gas safety record, EICR, fire safety documents and floor plans ready in case the council asks for them.
Check the property still fits the licence
Compare the number of occupants and households, room sizes and facilities with the conditions on your current licence.
Apply before the licence expires
Keep the submission confirmation and payment receipt. A duly made application is your defence while the council decides.
Read the new licence conditions
Conditions and the period can change at renewal. Breaching a licence condition is a separate offence.
Record the new end date
Use the date on the new licence, which may be less than 5 years.
When to book
13
weeks
Start the renewal about 3 months before the end date. Gathering certificates and plans takes time, and the application needs to be in before the licence ends. This is our suggestion, not a legal rule.
A simple reminder plan: 120 days, 90 days, 60 days, 30 days before the expiry date. The calculator above puts these in your calendar.
Evidence to keep
- The current licence and its conditions.
- Proof of each renewal application and payment, with dates.
- Current gas safety record, EICR and fire safety paperwork for the property.
- Records of occupants and households, to show you stay within the permitted numbers.
Common mistakes
- Assuming every licence runs for 5 years. The council can set a shorter period.
- Letting the licence lapse while waiting for paperwork. Apply first; the application itself is the protection.
- Assuming the licence transfers when the property is sold. It cannot be transferred.
- Missing an additional or selective licensing scheme because the house has fewer than 5 occupants.
- Adding a tenant beyond the permitted number of occupants on the licence.
Elsewhere in the UK
Wales
HMO licensing under the Housing Act 2004 also applies in Wales, with the same 5-year maximum term.[2]
When you would rather not remember
What this looks like when it runs itself
Add the date once and give it an owner. ExpiryEdge reminds them before it lapses, on the channel they actually read, and keeps the certificate and a record of who did what.
Try it with your own dates, free for 14 days, no cardExpiryEdge · Tracked item
HMO licence · 41 College Road (6 occupants)
ValidOwner
Lettings manager
Expires
5 years after issue
Reminders before expiry
120d
90d
60d
30d
Due
HMO licence questions, answered
Up to 5 years. The Housing Act 2004 says the period must not end more than 5 years after the licence was granted, or after it came into force if later. Councils can set a shorter period.
Yes. GOV.UK says you must renew your licence before it runs out. A licence does not roll over automatically.
No. A licence cannot be transferred to another person. A buyer who will control or manage the HMO needs their own licence.
Prosecution can bring an unlimited fine. Councils can instead impose a civil penalty of up to £40,000, and tenants can seek a rent repayment order of up to 2 years’ rent.
If you duly made the renewal application and it is still effective, the law gives you a defence to the offence of managing an unlicensed HMO. Keep proof of when you applied.
Not under the national mandatory scheme, which starts at 5 people in more than 1 household. Your council may still require one under an additional licensing scheme, so check with them.
Sources
Every rule on this page comes from these official sources.
1.
House in multiple occupation licenceGOV.UK · gov.uk · checked 28 Sep 2026
2.
Housing Act 2004, section 68 (licences: general requirements and duration)legislation.gov.uk · checked 28 Sep 2026
3.
Housing Act 2004, section 72 (offences in relation to licensing of HMOs)legislation.gov.uk · checked 28 Sep 2026
4.
Housing Act 2004, section 249A (financial penalties), as amended by S.I. 2026/319legislation.gov.uk · checked 28 Sep 2026
5.
Housing and Planning Act 2016, section 44 (amount of rent repayment order)legislation.gov.uk · checked 28 Sep 2026
6.
Housing and Planning Act 2016, section 40 (offences covered by rent repayment orders)legislation.gov.uk · checked 28 Sep 2026
Guidance, not legal advice. This covers England and reflects the sources as checked on 28 Sep 2026. Check the official source or take professional advice for your situation.