Houses in multiple occupation (HMO)

Guidance and support for landlords and residents to ensure safe, well-managed HMO in North East Lincolnshire.

Find what you need by looking through the list, or alternatively, find quick access to reporting issues below.

Apply for a licence
Apply for Licence Variation
Reporting disrepair in a HMO
Apply for Licence Renewal
Apply for Licence Revocation
If you are experiencing anti-social behaviour or noise nuisance from any property, please contact our Anti-social behaviour team.

Read the Rooms for residential purposes including HMO definition (PDF, 912KB)

HMO Licensing

Owners of rented houses in multiple occupation (HMOs) are required by the Housing Act 2004 to have them licensed by the Council. An HMO requires a Mandatory Licence where it is occupied by five or more people forming more than one household; the Council has discretionary powers to require other HMOs to be licensed. The online application form can be found on the Licensing Process page; these pages also contain information on standards and legislation for HMOs.

What is a HMO?

An HMO (House in Multiple Occupation) is defined under the Housing Act 2004 as a building or part of a building that meets one or more of the following criteria:

Standard Test: Two or more households share basic amenities such as a kitchen, bathroom, or toilet.
Converted Building Test: A building converted into units that are not entirely self-contained.
Section 257 HMO: A block of flats where the conversion does not meet building standards and fewer than two-thirds of the flats are owner-occupied.
Local Authority Declaration: A building designated as an HMO by the council.

Cohesive

Occupied by a social group (e.g. students or young professionals) who share communal spaces like kitchens and living rooms.

Non-cohesive

Occupants live independently in separate rooms, sharing only essential amenities like bathrooms or kitchens.

Does your HMO need a licence?

In North East Lincolnshire, mandatory licensing applies if:

The property is rented to five or more people forming two or more households.
Tenants share facilities such as a kitchen, bathroom, or toilet.
Licences are not transferable between owners. If you purchase an HMO, you must apply for a new licence.

To apply, you will need:

A Planning Application Certificate confirming whether planning permission is required.
A current electrical installation condition report.
A Fire Detection and Alarm System Inspection Report.
A fire risk assessment and monthly inspection log.
Contracts with managing agents (if applicable).
Payment of the licence fee: £850 for new or renewal applications (up to 6 occupants).

Some properties may be exempt from licensing, including:

Buildings managed by public sector bodies.
Student accommodations owned and managed by educational institutions under an Approved Code of Practice.
Buildings regulated by other legislation (e.g. care homes).
Properties occupied solely by freeholders or long leaseholders.
Properties with a temporary exemption notice.

HMOs and planning permission

Planning Permission for Converting a Property into an HMO in North East Lincolnshire.

If you are planning to convert a residential property into a House in Multiple Occupation (HMO) in North East Lincolnshire, you may need to apply for planning permission depending on the nature and scale of the changes.

You will need to apply for planning permission in the following situations:

The HMO will be occupied by seven or more tenants, regardless of how many households they form.
You are installing cooking facilities in individual rooms, effectively creating self-contained units.
The property has existing planning conditions that restrict or prohibit conversion to an HMO.
You are increasing the number of tenants in an existing HMO and the total will be seven or more.

In addition, if you plan to carry out building work to prepare the property for HMO use such as adding an extension, constructing a dormer, or making other structural changes you may also require planning permission.

If the building you are converting was not previously used as a residential house (for example, if it was a shop or office), you may also need to apply for a change of use.

For more detailed guidance or to confirm whether your project requires planning permission, it’s best to contact North East Lincolnshire Council’s Planning Department.

Building regulations

If you’re converting a property into an HMO in North East Lincolnshire, you may need to comply with building regulations. These cover fire safety, sound insulation, ventilation, sanitation, and structural changes. Approval is usually required if you’re adding bedrooms, installing new kitchens or bathrooms, or making major alterations.

For full details and to check if your project needs approval, visit the council’s Building Control.

Fire safety

All licensed HMOs in North East Lincolnshire must have a fire risk assessment in place. This is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005. The responsible person usually the landlord, licence holder, or managing agent must carry out and regularly review the assessment. It must be suitable and sufficient, and you should seek help from a competent person if needed.

You are required to submit a copy of your fire risk assessment as part of the HMO licence application. The council may also request to see it at any time during the licence period.

Fire alarms and emergency lighting

Fire alarms and emergency lighting must be tested and maintained in line with British Standards:

Grade D systems: Test regularly using the built-in test button and keep a log of checks. A full system test and service must be done annually by a competent person (BS5839).
Grade A systems: Must be inspected and serviced at least every six months by a qualified person, with a certificate issued (BS5839-1:2013).
Emergency lighting: Should be tested regularly and serviced annually by a competent person (BS5266).

Advice and guidance

We are not able to offer any general advice on HMO legislation beyond that contained on this website. If you are considering converting a property into an HMO, and you would like us to visit your property to advise you on the HMO licensing requirements before you apply, please contact us. There is a charge of £289.00 plus VAT (£347.00) for this service.

To pay:

Visit our online payments system
Select “Other Payments”
Select “Business and Licensing” and then “HMO Pre-Licensing Advice”
Once you have paid, you need to register on the Online Portal. If you are already registered, you can just log in.
Then go to Service Requests section select Pre-licensing advice option. You will be required to provide some basic information for us to arrange a visit.

We will respond within 14 days, and arrange with you to inspect the property. Please note that we can only provide assistance with Housing legislation; if you have queries about Planning or Building Regulations standards, please consult the relevant web pages.

Fees and charges

A fee of £150.00 is payable when you submit your application for an HMO licence.

This fee covers the cost of processing and assessing your application and is non-refundable, even if:

Your application is withdrawn,
The property does not meet licencing requirements, or
Your licence is rejected / refused.

The fee must be paid in full before the application will be considered (Stage 1).

This charge is made under Section 63 of the Housing Act 2004 (and any subsequent amendments).

Our licence fee structure consists of two stages:

Stage 1

The Stage 1 fee must be paid when you make the application for the application process costs. Please only pay the Stage 1 fee when you make your licence application.

Stage 2

The Stage 2 fee must be paid within 14 days of Decision to Issue the Licence and it will be a condition of the licence that this fee is paid. We will advise you of the Stage 2 fee if and when we serve our ‘Intention to grant the licence’ (Draft Licence).

Your application is not “duly made” until the stage 1 fee is paid.

Basic new licence (for a maximum of 6 occupants) £850
For additional occupants (no maximum) +£115 each
Basic renewal licence (for a maximum of 6 occupants) £850
For additional occupants (no maximum) +£115 each
Basic variation to your licence £160
For additional occupants (no maximum) +£115

If you withdraw your HMO licence application and it is subsequently found that you are operating the property as an HMO then you will be required to make a new application and may be subject to formal enforcement action for operating an unlicensed HMO.

Licensing process

To make a licence application valid (and thus for a landlord to fulfil their statutory duty to apply for a licence) we need: 

A fully completed application form.
A signed declaration
The fee paid in full

Applicant
Proposed licence holder
Proof of identity (passport or driving licence photo card scan)
Manager(s)
Owner/Joint owners
Any long-term tenant(s)/leaseholder(s)
Any other person willing to be bound by the conditions of the licence
The mortgage provider(s)
Valid DBS check within 3 months validity

You must have informed all of these people of your intention to apply for an HMO licence before submitting your application, and you will be asked to provide the date on which you (the applicant) informed each party.

Knowledge of the criminal record, if any, of the applicant, proposed licence holder and manager
Details of relevant accreditations, qualifications and professional memberships
Knowledge of the existing planning status of the house
Details regarding the facilities and amenities of the house
Details of the tenancy agreement(s)
Details of the scheme in which the tenancy deposits are held

You must provide all of the following supporting documents and certificates:

Simple floor plan including room sizes
Number of occupants per licence request
Up-to-date Landlord’s Gas Safety Certificate
Current Electrical Installation Condition Report (EICR)
Portable Appliance Test (PAT) certificate
Fire Detection and Alarm System Inspection and Servicing Report
Emergency lighting testing certificate
Energy Performance Certificate (EPC)
Copy of the tenancy agreement (AST)
Managing agent contracts (if used) or self-management declaration
Fire risk assessment and name of person responsible for monthly checks
Confirmation of meter type (pre-pay or standard)

We will process your form and (if necessary) contact you to complete the application process or to book an appointment to carry out an inspection of the property.

It is a condition of all HMO licences in North East Lincolnshire that you send us updated certificates each year as they expire, so we always hold an up-to-date copy in our records.

Unsatisfactory certificates will not be accepted; any remedial works identified on the certificates must be completed and a new satisfactory certificate submitted.

We will inspect the property and draft licence conditions

After we have received your valid application, we will arrange to inspect the house.

We will then draft licence conditions based on the findings from this inspection. The draft licence (known as an intention notice) will be posted to you and other interested parties for consultation.

You will have an opportunity to make any representations, which we will consider.

We will then grant your HMO licence (known as the decision notice). Again, copies will be sent to all interested parties.

If you are still unhappy with the conditions, you will have an opportunity to appeal to the first-tier property tribunal.

We will re-inspect the property later to check conditions have been complied with. Failing to comply with any conditions on your licence is an offence.

Apply online for a HMO licence

Please note:

If it is your first time using our new system for HMO applications, you will be required to register a new account. For more information on registering please see our advice and guidance webpage for a guide on registering.
We must have separate contact details for all interested parties.
Applicants who do not have their own email address can nominate a relative, friend or colleague to receive email communications on their behalf.
Applicants who do not have their own access to the web can arrange with a relative, friend or colleague to submit an application on their behalf.
Alternatively, public computers are available in NELC Hub, Customer Service Centre reception or in public libraries.

Length of licence

North East Lincolnshire Council issues five-year HMO licences only. To qualify, landlords must submit a complete and valid application and meet all required standards.

This includes having a good history of compliance, submitting all documents on time, maintaining the property to a high standard, and ensuring proper fire safety measures are in place. Landlords or agents must carry out regular inspections, respond to council requests, and manage the property responsibly.
Managing agents must be professionally qualified, maintain ongoing training, and be registered with a recognised industry body.

Varying your licence

You must notify this department within twenty-one days to report any of the following changes of circumstance:

The licence holder’s address changes
The manager’s address changes
The existing manager is removed
A new manager is appointed

In addition, you can apply to us to if you wish to change the following details on your licence:

Increase the maximum permitted persons
Increase the maximum permitted households
Amend or remove specific conditions from Schedule 2

There is no charge to apply to vary your licence, and you will be in breach of your licence conditions if you do not notify us of the above changes in a timely manner.

If you wish to vary the maximum households permitted in the property, you may need to provide plans showing the new layout.
If you wish to appoint a new manager, you will need to certify that they are a fit and proper person.

Apply for Licence Variation

Changes of ownership

You must notify us if you sell a licensed HMO. HMO licences are not transferable; the licence against the property will end at the point of sale and the new owner will need to submit a new licence application. It is the licence holder’s responsibility to apply to cancel (revoke) the licence.

Renewing your licence

You must renew your licence before it expires. It is the licence holder’s responsibility to ensure a valid renewal application is submitted on time. While we aim to send a reminder approximately two months before your licence expiry, this should not be relied upon.

All HMO licences require completion of a valid renewal application before the current licence expires. Late renewal submissions will be rejected, and a new application will be required. In rare cases where a late application is accepted, it will only be eligible for a 1-year licence.

A valid licence renewal means:

A completed renewal form
Payment of the required fee
A signed and returned declaration

Apply for Licence Renewal

Surrendering (revoking) your licence

Within North East Lincolnshire, all privately rented properties occupied as a House in Multiple Occupation (HMO) require a licence. Under section 70 of the Housing Act 2004, a licence can be revoked either on agreement or on the Council’s own initiative.

The licence can be revoked for the following reasons:

where the authority consider that the licence holder or any other person involved in management of the property has committed a serious breach of a condition of the licence or repeated breaches of such a condition;
where the authority consider that the licence holder or a manager is not a fit and proper person (more information about necessary standards to be met to be considered as “Fit and Proper Person”);
where the authority consider that the HMO is not suitable for the number of households or persons specified in the licence.

In this scenario, the Council will serve you a Notice of Intend to Revoke the licence, providing reasons of the intent. You will have an opportunity to make any representations, which we will consider.

HMO licences are not transferable, therefore if an HMO has been sold, a licence holder has changed or if it is no longer classed as an HMO, the licence must be revoked.

A revocation made with the agreement of the licence holder takes effect at the time when it is made. The Council can revoke or refuse to revoke the licence and the licence holder will be informed about Council’s decision in writing.

To submit a revocation application please click the below ‘Apply for a licence revocation button’. Once this has taken you to our licensing webpage please select Mandatory House in Multiple Occupation. From here select start the process and then ‘Revocation Application (Cancelling your HMO Licence)’, this will redirect you to input the specific details.

Apply for Licence Revocation

Buying a HMO?

HMO licences are not transferable, therefore if a property with a HMO Licence has been sold, a licence holder has changed or if it is no longer an HMO, the licence must be revoked.

If an HMO application is still in progress but the property has been sold, then you should email [email protected] and inform us so that we can withdraw the HMO application.

When a licensed HMO has been sold, the licence holder should apply to revoke their licence. Otherwise, you will still be legally responsible for complying with the licence conditions and carrying out any works required by Improvement Notices. This could lead to confusion and possible legal action against you.

If a new licence application is not received from the new owners or landlord after the old licence has been revoked and it is still operating as an HMO then you could be at risk of serious consequences as detailed below:

Prosecution and an unlimited fine
Financial penalty notices of up to £30,000
Rent repayment orders where you must repay the tenants their rent
Interim management orders where the council takes over the HMO
Being deemed not fit and proper and refused a licence

Unlicensed HMOs and enforcement

There may be a good reason for an HMO not to be licensed:

It may be exempt
A valid application may have been received by us and still be being processed
It may be subject to a Temporary Exemption Notice
It may be subject to a management order (see below).
An application for a licence may have been submitted but a licence has not yet been granted.

If none of the above applies then the HMO should be licensed. There are very serious consequences for not doing so, as detailed below.

The Council may prosecute the person(s) in control of the HMO i.e. the landlord or the agent. If found guilty, an unlimited fine may be imposed and the council will seek to recover costs of any legal action.

The Council may decide to issue a Civil Penalty. A civil penalty is a financial penalty of up to £30,000 imposed by the Council on an individual or organisation as an alternative to prosecution for certain offences under the Housing Act 2004, and a breach of a banning order under the Housing and Planning Act 2016.

The Council may seek to recover any housing benefit paid for the period that the HMO remained unlicensed for up to a period of 12 months. Similarly, tenants may seek to recover rent paid for the same period where the landlord has been found guilty for operating a HMO without a licence.

If it does not appear to the Council that the HMO is likely to be licensed in the near future or that health and safety is an issue, the Council may apply for an interim management order that may be followed by a management order. This means that the Council will take control of the HMO and manage it. Please see our current list of Management Orders and Interim Management Orders

If the Council has evidence to show that you have contravened housing law then it may decide to revoke your licence, or refuse to grant you a licence on the basis that you are not a fit and proper person.

Furthermore, if you are a licence holder or a manager of other HMOs then these licences could also be revoked. For the HMO to continue to operate you would have to make alternative arrangements for someone else to hold the licence and/or manage the HMO. There are restrictions on who this other person can be, and they would have to accept responsibility for complying with the conditions of licence.

If you believe that a property is in active use as an HMO and that the landlord has not applied for a licence, you can use our online reporting form to make us aware of this property.

If you are experiencing anti-social behaviour or noise nuisance from any property, please contact our Anti-social behaviour team.

Making a complaint or report an issue about a HMO

All houses in multiple occupation should be safe and well managed. When something goes wrong, the first person you should contact is the landlord or agent responsible for maintenance. If they do not fix the issues, you should contact us. The Council is responsible for investigating poor housing conditions and will do its utmost to ensure that Landlords fulfil their legal obligations. Licence holders of HMOs have certain duties and they are required to comply with licence conditions.

Tell us if you have any concerns about the HMO, including:

Issues affecting the health, safety or welfare of tenants, such as no working fire alarm
Disrepair, waste accumulations or overgrown gardens
If you suspect a property is overcrowded (have more people living there than a maximum number of people specified on the licence)

To submit a disrepair complaint, you need to register on the Online Portal. If you are already registered, you can just log in. Then go to Service Requests section and select the HMO Complaint option. You will be required to provide some basic information in order for us to investigate.

Where a complaint regarding poor condition in the HMO is received, the case officer may contact the tenant(s) and ask them to provide photographic or video evidence to enable the Council to assess the risk. If however all necessary information has been provided, the officer will inspect the property and contact the licence holder or property manager directly.

Report disrepair in HMOs

Public registers

Licensed HMOs

Local authorities are obliged to maintain and make available a public register of licensed HMOs. Please be aware that due to the migration of data between our old and new systems, some register entries are still being switched on.

For information on which data we publish on the public register, and why we have to publish it, please see the Regulatory Services privacy notice. Please note that under GDPR, individuals have to specifically opt in to receive marketing correspondence. The publishing of licence holders’ addresses on the public register does not constitute consent of the licence holders to be contacted for marketing purposes. Where we have added Schedule 2 conditions to a licence, we now indicate this on the register by use of codes; a list of these codes and their meanings can be found in our advice library.

The register also includes details of properties for which a licence application has been received, but the licence not yet issued. Provided that the application received is valid, it is acceptable for such a property to operate as a licensable HMO. Please note that we are not able to provide any landlord information for these properties, as this information does not pass into the public domain until the licence has been issued.

While we endeavour to make the public register as comprehensive as possible, where a property houses vulnerable tenants such as persons seeking refuge from domestic abuse, this property’s details will be redacted from the register.

The information provided on these registers sets out the number of HMOs which are currently licensed by the Council and does not provide the total number of HMOs in the city. This information should not be relied upon for deciding whether a property is an HMO or not. If you wish to find out if a property is an HMO then you should carry out additional enquiries. A small number of properties may be excluded from this list for public safety reasons.

Please be aware that North East Lincolnshire landlords have advised us that they do not wish to receive unsolicited marketing material. The publishing of licence holders’ addresses on the public register does not constitute consent of the licence holders to be contacted for marketing purposes.

View the HMO Register 2026 (PDF, 44KB)

Rooms for residential purposes including HMO definition (PDF, 912KB)

Contact details

01472 326296
[email protected]
Home Improvement Team, Municipal Offices, Town Hall Square, Grimsby, North East Lincolnshire, DN31 1HU