Last updated: April 2026
HMO status
Operating without a licence is a criminal offence and can expose the landlord to major penalties.
Single adult
6.51 sqm
70 sq ft
Two adults
10.22 sqm
110 sq ft
Under 10 years
4.64 sqm
50 sq ft
Rooms below these sizes cannot be used as sleeping accommodation in a licensed HMO. Councils can impose higher standards locally.
Tenants can apply to the First-tier Tribunal for a Rent Repayment Order if you operate an unlicensed HMO. They can reclaim up to 12 months of rent paid, even if you were unaware of the licensing requirement.
An HMO is a property rented by at least 3 people from more than one household who share facilities such as a kitchen, bathroom, or toilet.
Mandatory HMO licensing applies nationally in England where 5 or more people from 2 or more households share facilities.
Operating an unlicensed HMO can lead to an unlimited fine, civil penalties up to £30,000, and rent repayment orders for up to 12 months rent.
This calculator is designed to help you understand the likely number before you make a decision or start an application.
Your result should be checked against official UK guidance, especially if your circumstances include dependants, exemptions, prior leave, or a complex immigration history.
Treat the figure as a planning tool rather than legal advice. Where the answer affects an application deadline or major payment, speak to an authorised adviser.
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