Houses in multiple occupation (HMO)

What is a HMO?

A House in Multiple Occupation (HMO) is a property where:

  • Three or more people live,
  • There are at least two separate households (e.g. a mother and son in one room, and an unrelated tenant in another), and
  • They share facilities such as bathrooms or kitchens.

This can include bedsits and shared houses.

When is a Licence Required?

Under Part 2 of the Housing Act 2004, certain larger HMOs must be licensed.

A property must be licensed if:

  • Five or more people live there,
  • There are two or more households who are not related, and
  • They share facilities such as bathrooms or kitchens.

Even if your HMO does not meet these criteria, you may still need a licence if it is in a Selective Licensing area.

Check Selective Licensing Areas to see if this applies to you.

Contact Us

If you live in, own, or manage an HMO in Oldham, you must contact us:

Failure to licence a property that requires it can result in an unlimited fine.

Planning Permission & Building Control

Mandatory Licence Fees

  • Licence application fee (5 bedrooms): £759
  • Per additional bedroom: £32.40
  • Compliance & enforcement fee: £346 (payable once the licence is issued)

Documents Required for an Application

Before applying, ensure you have electronic copies of:

  • Electrical installation condition report (dated within last 5 years, satisfactory result)
  • Gas safety certificate (current, valid engineer registration)
  • Management statement (or confirmation of self-management)
  • Tenancy agreement
  • Proof of address (issued within last 6 months)
  • Floor plans
  • Portable appliance test certificate (current)
  • Fire risk assessment (current)
  • Fire detection system certificate (including annual testing records)

Applying for a Licence

You can apply and pay online, but will need to create an account:

Create an account / Log in

  • Notify all legal interested parties (joint owners, mortgage companies, etc.) before applying.
  • You may nominate another person as the licence holder if they are connected to the property (e.g. managing agent or co-owner).

Licensing Process

  • When you apply for an HMO licence, our officers will:
  • Check that you are a fit and proper person – this includes looking at any criminal convictions or other issues that might stop you from holding a licence.
  • Make sure the property management arrangements are suitable.
  • Decide if the property is suitable for the number of people living there.
  • Inspect the property to check it is safe and suitable to live in.

If your application is approved, you will receive a licence.

This licence will:

  • List the rules you must follow as the licence holder.
  • State the maximum number of people who can live in the property.

Once a licence is issued, the property manager must ensure they meet the licence conditions and manage the property.

Managing an HMO

All HMOs must be managed to meet legal standards, whether licensed or not.

Managers must ensure:

  • Adequate washing, cooking, and waste disposal facilities
  • Safe and reliable supply of water, gas, and electricity
  • Repairs are completed promptly

Tenants must:

  • Avoid causing damage
  • Dispose of waste properly
  • Cooperate with the property manager

The HMO Register

Oldham Council maintains a register of all licensed properties within its jurisdiction.

The register only includes properties that have already been licensed. It does not list properties with applications that are still being processed. The absence of an address from the register does not necessarily mean the property is operating unlawfully, an application may still be underway.

Law and Standards

Relevant legislation