HMO Licensing in Hertfordshire: What Landlords Need to Know

Houses in multiple occupation (HMOs) can deliver strong returns, but they also carry the heaviest compliance load of any rental property. Here is what landlords in Hertfordshire need to understand before letting rooms.

What counts as an HMO?

Broadly, a property is an HMO if at least three people from more than one household live there and share a kitchen, bathroom or toilet. A “household” is a single person, a couple, or members of the same family living together.

When is a licence mandatory?

Across England, an HMO needs a mandatory licence if it is occupied by five or more people forming two or more households who share facilities. The number of storeys does not matter. Licences usually last up to five years.

Additional and selective licensing

Councils can also introduce additional licensing (covering smaller HMOs in designated areas) and selective licensing (covering most privately rented homes in designated areas). These schemes are set locally and change over time, so always check the current position with the council that covers your property, such as Watford Borough Council, St Albans City and District Council, Dacorum Borough Council, Three Rivers District Council or Hertsmere Borough Council.

Planning: Article 4 directions

In some areas, councils have used Article 4 directions to remove the permitted development right to convert a family home into a small HMO. Where one applies, you need planning permission first. Check with the local planning team before you buy or convert.

Minimum bedroom sizes

6.51 m² for a room slept in by one person over 10 years old.
10.22 m² for a room slept in by two people over 10 years old.
4.64 m² for a room slept in by one child under 10.
Any room under 4.64 m² cannot be used as sleeping accommodation.

Fire safety and management duties

Fire precautions appropriate to the layout, typically fire doors, interlinked smoke detection and a protected escape route.
All the standard checks: annual gas safety, an EICR at least every five years and a valid EPC.
Management duties under the HMO Management Regulations, including keeping common parts, fixtures and fire escapes in good repair and displaying the manager’s contact details.
Adequate kitchen, bathroom and waste facilities for the number of occupants, as set by the council’s standards.

The cost of getting it wrong

Operating a licensable HMO without a licence is a criminal offence. Councils can prosecute or issue civil penalties running to tens of thousands of pounds, and tenants can apply for rent repayment orders to recover rent they have paid.

Thinking about an HMO in Watford, St Albans, Hemel Hempstead, Luton or Harrow? We check licensing, room sizes and fire safety before any property is let, and keep every certificate up to date afterwards.

This article is general information for landlords in England and is not legal advice. Always check the current requirements with your local council.