What Is an HMO?
An HMO (House in Multiple Occupation) is a property where three or more tenants, from different households, share facilities like kitchens or bathrooms.
- Large HMOs (5+ tenants) must be licensed
- Many councils also require licences for smaller HMOs
- Student-shared flats count as HMOs even with joint leases unless owned by a university
Also Read: Pros and Cons of HMO for a Student
Why students choose HMOs:
- Budget-friendly
- Social living
- Closer to campus
Licensing Essentials
- Mandatory licence: Required for HMOs with five or more tenants
- Selective licensing: Many councils extend licences to smaller HMOs
- Check licence status: Use council registers or tools like Westminster’s HMO checker.
Unlicensed? You may apply for a Rent Repayment Order (RRO) you could reclaim up to 12 months of rent. Councils can fine landlords up to £30,000 per offence.
Landlord Responsibilities
a. Safety & Repairs
Landlords must maintain:
- Gas safety (annual certificate)
- Electrical checks (every 5 years)
- Functional fire alarms, extinguishers, fire-proofing
- Heating, plumbing, wiring
- Bins, clean shared spaces (kitchen, bathroom, stairs)
b. Bedroom Sizes
Minimum sizes if licensed:
| Occupant Type | Minimum Size |
|---|---|
| Child (<10 years) | 4.64 m² |
| Person (≥10 years) | 6.51 m² |
| Two persons (≥10) | 10.22 m² |
Local councils can enforce compliance or reduce occupancy.
c. Council Tax
Landlords usually pay council tax in HMOs, though costs are often passed on via rent.
d. Written Tenancy Agreement
With 4+ sharers, you have the right to a written tenancy agreement.
e. Entering Your Room
Landlords must give at least 24 hours' notice, unless there’s an emergency.
Your Rights as a Student Tenant
- Safe, healthy home: Built-in through law & licence conditions.
- Right to privacy & quiet enjoyment: No harassment or unreasonable interference.
- Deposit protection: Legally held in a government-approved scheme.
- Fair utility billing: If included, usage limits must be reasonable.
- Stronger tenancy security starting 2025: The new Renters’ Rights Bill removes Section 21 (“no-fault eviction”) and fixed-term bans granting greater protection.
When Things Go Wrong: Student Action Plan
- Document everything: Photos, messages, contracts.
- Communicate politely via email.
- Escalate if ignored:
- Council Environmental Health for HMO safety issues.
- Apply for an RRO if unlicensed.
- Use Housing Tribunals, Citizens Advice, or Shelter for unresolved disputes.
- Get support: Student union, Citizens Advice Bureau, Best Student Stays.
Case Study: Sam’s Success
- Sam lived in an unlicensed Leeds HMO with noisy flatmates.
- He obtained council info, applied for an RRO, and reclaimed £1,200.
- Council forced landlord to fix fire safety and improve insulation.
- Flatmates agreed on chores and noise rules making the place livable.
Extra Student Tips
- Check licence before signing.
- Read your tenancy thoroughly understand bills & house rules.
- Start a chores rota to keep peace.
- Ask for smart meters to track utility usage.
- Be considerate respect flatmates’ quiet time & guests.
Next Steps & Resources
- Check licence: Use your local council's HMO register.
- Get help:
- Read further: GOV.UK HMO regulations.
- Trust Best Student Stays: We vet, list, and support safe HMOs for students.
Conclusion
As a student in an HMO, you have legal rights to safety, privacy, and tenancy fairness. The HMO tenant rights UK framework supported by licensing rules, RROs, and new 2025 laws is designed to protect you.
Be proactive: inspect before you sign, document issues, and escalate wisely.
And when you're ready to find a dependable, compliant student home Best Student Stays is here to get you settled.
Published July 2025 on Best Student Stays – empowering student renters across UK, Europe & Asia.
