How to Check If a Property Already Has an HMO Licence

Whether you're buying an HMO, taking over management of one, or simply want to verify your own property's status, you don't have to take anyone's word for it. Councils are legally required to make HMO licensing information public, and knowing where to look turns a question you'd otherwise have to trust someone else's answer on into something you can verify yourself in a few minutes.

The public register requirement

Under the Housing Act 2004, every local authority that operates HMO licensing must maintain a public register of licensed HMOs in its area. This register is a statutory requirement, not a courtesy extended at the council's discretion — a council cannot refuse to make this information available to a member of the public who asks for it, whether that person is a prospective buyer, a tenant, an agent, or simply a neighbour with a legitimate interest.

What the register typically shows

Most council registers show the property address, the type of licence held — mandatory or additional — the licence holder's name, the maximum number of occupants and households permitted under the licence, and the licence expiry date. Some councils publish this as a searchable online database that returns results instantly for any address you enter; others still require a written request, sometimes accompanied by a small search fee, and can take several days to respond. The format varies considerably between London boroughs, so what counts as a quick online check in one borough can mean an email and a wait in another.

Why this matters when buying an HMO

If you are purchasing a property marketed as a "licensed HMO," verify that claim independently before you rely on it in your purchase decision. A licence can have lapsed since the marketing particulars were written, been revoked following an enforcement issue, or never actually have existed despite what a seller or agent states in good faith based on outdated information. Licences are also non-transferable on a sale of the property — even a genuinely valid licence held by the current owner does not automatically continue after completion. As the new owner you will need to apply afresh regardless of what the register currently shows, so factor the licensing application timeline and cost into your purchase planning rather than assuming the existing licence covers you from day one of ownership.

Why this matters for existing landlords

If you've inherited a property, taken over management from a previous agent, or simply aren't sure whether a predecessor ever applied for a licence the property needs, checking the register is the fastest way to find out where you actually stand, rather than assuming compliance and discovering otherwise during a council inspection. This is particularly relevant if the property changed hands, changed managing agent, or had its occupancy pattern altered at some point in the past and nobody has since confirmed the licensing position was reviewed.

What to do if the register shows a problem, or shows nothing

If a check reveals no licence where one is required, or a licence that has expired, do not wait for a council inspection to force the issue — an unlicensed period that has already been running is exposure that accrues by the day, both in terms of potential civil penalties and potential Rent Repayment Order claims from any tenants in the property. Address it proactively: a fresh application, submitted promptly and accompanied by evidence of good management in the interim, is treated far more favourably by councils than a licence obtained only after enforcement action has already begun.

How licence terms and renewals interact with the register

A typical HMO licence runs for up to five years, though a council can grant a shorter term where circumstances warrant it, and the register's expiry date field is the quickest way to spot a licence that is approaching renewal. Because renewal is not automatic, a landlord relying on a register check performed some years ago, rather than checking again close to a purchase or management handover, can easily miss that a licence expired in the interim without anyone renewing it.

Not sure what you're looking at

Council registers vary in format and can be genuinely confusing to interpret, particularly around licence conditions, household and occupancy limits, and expiry dates that are recorded differently from one borough's system to the next. Contact us with the property address and we will check its current licensing status for you, and advise on next steps — including handling a fresh mandatory or additional licence application — if anything needs regularising.