Does my property need an HMO licence?

If the UK property is occupied by five or more people forming two or more households, a mandatory licence is required. Your British local authority may also operate additional licensing schemes covering smaller HMOs in England and Wales. Check with your local council for the specific requirements in your area.

Can each room have a separate tenancy agreement?

Yes, and this is the standard approach for UK HMOs. Each British tenant has their own individual agreement for their room with shared use of communal areas in England and Wales. This means each tenancy is independent, so one tenant leaving does not affect the others.

Who is responsible for council tax in an HMO?

In most UK HMOs where tenants have individual room agreements, the British landlord is responsible for council tax. This is because the tenants are not jointly liable for the whole property in England and Wales. Many UK landlords include council tax in the rent.

What happens if the HMO is not licensed?

Operating an unlicensed UK HMO is a criminal offence under English law. The British landlord may face an unlimited fine, a rent repayment order for up to 12 months rent, and will be unable to serve a valid Section 21 notice in England and Wales.

Do deposit protection rules apply to HMO tenancies?

Yes. The same UK deposit protection requirements apply to HMO tenancies as to any other assured shorthold tenancy in England and Wales. Each British tenant deposit must be protected in a government-authorised scheme within 30 days.

Can the landlord enter the tenant room without notice?

No. The UK tenant has exclusive possession of their room and the British landlord must give at least 24 hours written notice before entering, except in a genuine emergency in England and Wales. Access to communal areas is generally unrestricted for the landlord.

Are there specific rules about communal areas?

Yes. UK HMO licence conditions typically require the British landlord to maintain communal areas in a clean and safe condition, provide adequate kitchen and bathroom facilities for the number of occupants, and ensure fire safety equipment is properly maintained in England and Wales.

Can the landlord set house rules for the HMO?

Yes. House rules covering matters such as cleaning rotas, noise levels, guest policies, and use of shared spaces are common in UK HMOs and can be incorporated into or appended to the British tenancy agreement. They should be reasonable and clearly communicated in England and Wales.

Rental & PropertyUnited Kingdom

Free HMO Tenancy Agreement Template

A professionally drafted tenancy agreement for houses in multiple occupation in England and Wales. Compliant with HMO licensing requirements and best practice.

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HMO TENANCY AGREEMENT

House In Multiple Occupation · Housing Act 2004 Part 2 · United Kingdom

LANDLORD

James Harrison

22 King Street, Manchester M1 1AA

By: 07700 900123

TENANT

Sophie Clarke

Room 3 (first floor, front) at 47 Brunswick Road, Leeds LS2 7PA

2026-04-01 · 12 months

GBP 650.00/mo · Bills included

This HMO Tenancy Agreement (this "Agreement") is entered into on 2026-04-01 between James Harrison (the "Landlord") and Sophie Clarke (the "Tenant") in respect of Room 3 (first floor, front) at the property located at 47 Brunswick Road, Leeds LS2 7PA (the "Property"), which is a House in Multiple Occupation within the meaning of sections 254-259 of the Housing Act 2004. This Agreement is an assured shorthold tenancy within the meaning of section 1 of the Housing Act 1988 unless excluded under that Act. The parties agree as follows:

THE PROPERTY AND SHARED AMENITIES

The Landlord grants the Tenant exclusive occupation of Room 3 (first floor, front) at 47 Brunswick Road, Leeds LS2 7PA, together with the right to use the shared amenities of the Property in common with other occupiers. The shared amenities comprise: Kitchen, bathroom, living room and rear garden. The Property is a House in Multiple Occupation as defined in sections 254-259 of the Housing Act 2004 and is subject to the management duties imposed on the manager by the Management of Houses in Multiple Occupation (England) Regulations 2006 (SI 2006/372).

TENANCY TERM

The tenancy shall commence on 2026-04-01 for an initial fixed term of 12 months, after which it shall continue as a statutory periodic tenancy under section 5 of the Housing Act 1988 on a monthly basis until terminated by either party giving notice in accordance with the Housing Act 1988 (sections 8 or 21 as applicable).

RENT

The Tenant shall pay rent of GBP 650.00 per calendar month, payable in advance on the 1st day of each month by bank transfer or such other method agreed with the Landlord in writing. All utility bills and council tax (where separately assessed) are included within the rent. Late payment of rent constitutes a breach of the tenancy that may give rise to remedies under Ground 8, 10 or 11 of Schedule 2 to the Housing Act 1988.

SECURITY DEPOSIT

The Tenant shall pay a security deposit of GBP 750.00 prior to the commencement of the tenancy. The deposit shall be protected in the Deposit Protection Service (DPS) within 30 days of receipt in accordance with section 213 of the Housing Act 2004, and the prescribed information shall be served under the Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (SI 2007/797). The deposit amount complies with the statutory cap under paragraph 2 of Schedule 1 to the Tenant Fees Act 2019 (5 weeks' rent where annual rent < £50,000; 6 weeks where ≥ £50,000). At the end of the tenancy the deposit may be applied to unpaid rent, damage beyond fair wear and tear (Regis Property Co v Dudley [1959] AC 370 — not italicised in output), or any sum properly due that is not a prohibited payment under the Tenant Fees Act 2019.

TENANT OBLIGATIONS

The Tenant agrees to: (a) pay rent on the due date and all other sums properly due under this Agreement; (b) keep the Room and share in keeping the shared amenities clean, tidy and free from hazard, in support of the manager's duties under SI 2006/372; (c) not cause nuisance or annoyance to other occupiers or neighbours, including compliance with Part III of the Environmental Protection Act 1990 (statutory nuisance); (d) report any disrepair, defect or safety concern promptly to the Landlord in writing; (e) not alter, redecorate or install any fixtures in the Room or shared areas without the Landlord's prior written consent; (f) comply with all applicable legislation and the house rules; and (g) allow the Landlord reasonable access on prior written notice for inspection, repairs and HMO compliance.

LANDLORD OBLIGATIONS

The Landlord agrees to: (a) keep the structure and exterior of the Property in good repair and maintain all installations for water, gas, electricity, sanitation and space heating in accordance with section 11 of the Landlord and Tenant Act 1985; (b) comply with the manager's duties under regulations 3-10 of the Management of Houses in Multiple Occupation (England) Regulations 2006, including safety of gas and electrical installations, fire safety and waste disposal; (c) ensure the Property is free from Category 1 and, so far as practicable, Category 2 hazards under the Housing Health and Safety Rating System (Housing Act 2004 Part 1); (d) obtain and maintain any required HMO licence; (e) respect the Tenant's right to quiet enjoyment (Protection from Eviction Act 1977 ss.1-3), with no eviction save by court order.

HMO LICENSING STATUS

The Landlord confirms that the Property is subject to mandatory HMO licence under Part 2 of the Housing Act 2004 and the Licensing of Houses in Multiple Occupation (Prescribed Descriptions) (England) Order 2018 (5 or more occupiers from 2 or more households sharing amenities). The current HMO licence number is HMO/2024/001234, issued by Leeds City Council. The licence expiry date is 2029-03-31. The licence permits a maximum of 5 occupants. The Tenant shall not act so as to cause the permitted number to be exceeded. The Landlord shall maintain any required licence throughout the term. Operating an unlicensed HMO where a licence is required is an offence under section 72 of the Housing Act 2004.

SHARED AREA RULES

The following rules apply to all shared amenities and are incorporated into this tenancy: Kitchen to be cleaned after each use. No personal food items stored in communal areas without labelling. Rubbish to be taken to the bin store on Sunday and Wednesday evenings.. Repeated or serious breach may constitute a breach of the tenancy and grounds for possession under Schedule 2 Ground 12 or 14 of the Housing Act 1988.

GUESTS AND QUIET HOURS

Overnight guests are permitted for a maximum of 2 consecutive nights in any 7-day period. The Tenant must inform the Landlord of any guest staying longer than this. Quiet hours are observed from 11:00 PM to 7:00 AM daily, consistent with the statutory nuisance regime in Part III of the Environmental Protection Act 1990.

10.

PETS AND SMOKING

No pets shall be kept in the Room or elsewhere at the Property. Assistance dogs within the meaning of the Equality Act 2010 are permitted.

Smoking (including e-cigarettes and vaping) is strictly prohibited throughout the Property, including all rooms, shared amenities and external areas.

11.

LANDLORD ACCESS

The Landlord (or any authorised agent or contractor) may enter the Room and shared amenities on not less than 24 hours prior written notice to the Tenant, for purposes of inspection, repair, maintenance, HMO compliance or viewing by prospective occupiers. In cases of genuine emergency the Landlord may enter without prior notice in accordance with the implied right preserved by section 11(6) of the Landlord and Tenant Act 1985.

12.

FIRE, GAS AND ELECTRICAL SAFETY

The Landlord has carried out a suitable and sufficient fire risk assessment for the common parts of the Property in accordance with the Regulatory Reform (Fire Safety) Order 2005 and complies with the Fire Safety (England) Regulations 2022. Fire doors, escape routes and extinguishing equipment are maintained in working order. A current Landlord Gas Safety Record (CP12) under regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 is in place and a copy shall be provided to the Tenant. A current Electrical Installation Condition Report (EICR) is in place, satisfying the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (Regs 3-6), and a copy shall be provided to the Tenant within 28 days of the commencement of the tenancy. Smoke alarms on every storey and carbon monoxide alarms in every room with a fixed combustion appliance (excluding gas cookers) are installed and tested as required by the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended by the 2022 Regulations).

13.

DATA PROTECTION

The Landlord processes the Tenant's personal data as data controller on the lawful bases of contract performance, legal obligation and legitimate interests under Article 6(1) of the UK GDPR and the Data Protection Act 2018, for the purposes of tenancy administration, safety compliance and regulatory reporting.

14.

GOVERNING LAW AND JURISDICTION

This Agreement is governed by and shall be construed in accordance with the law of England and Wales. Any dispute or claim arising out of or in connection with it shall be subject to the exclusive jurisdiction of the courts of England and Wales. A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce its terms.

15.

GENERAL PROVISIONS

This Agreement constitutes the entire agreement between the parties in respect of the tenancy and supersedes all prior negotiations or understandings. No variation of this Agreement shall be effective unless made in writing and signed by both parties. If any provision is held to be invalid or unenforceable, the remaining provisions shall continue in full force and effect. Notices shall be in writing and may be served by hand, first-class post or email to the addresses set out at the head of this Agreement.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.

LANDLORD

James Harrison

Date: ____________________

TENANT

Sophie Clarke

Date: ____________________

What Is an HMO Tenancy Agreement?

An HMO tenancy agreement is a residential tenancy agreement specifically designed for a house in multiple occupation. An HMO is defined under the Housing Act 2004 as a property occupied by three or more people forming two or more separate households who share one or more basic amenities such as a kitchen, bathroom, or toilet.

HMO tenancy agreements differ from standard AST agreements because they must address the additional regulatory requirements that apply to HMOs, including licensing conditions, fire safety obligations, shared facilities management, and minimum room size standards introduced by the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018.

Each tenant in a UK HMO typically has their own individual tenancy agreement for their room, with shared use of communal areas defined in the agreement. This structure ensures each British tenant relationship is separate and that landlord obligations under the HMO licence are reflected in the tenancy terms in England and Wales.

What's Covered in This Template

Doxuno's HMO tenancy agreement template includes all the provisions required for a compliant and clear tenancy in a licensed house in multiple occupation.

Tenant and Room Details

Identification of the tenant and the specific room being let, including room dimensions and furnishings.

Shared Facilities

Clear definition of which communal areas the tenant has the right to use, including kitchen, bathroom, and living spaces.

Rent and Bills

Monthly rent amount, what is included (utilities, council tax, broadband), and payment arrangements.

Deposit Protection

Deposit amount, protection scheme details, and prescribed information requirements.

HMO Licence Reference

Confirmation that the property is licensed as an HMO and the licence number where applicable.

Fire Safety Provisions

Tenant obligations regarding fire safety equipment, escape routes, and prohibited items.

House Rules

Rules for communal living including cleaning rotas, noise levels, guests, and use of shared spaces.

Maximum Occupancy

Confirmation of the maximum permitted number of occupants per room and for the property as a whole.

Landlord Maintenance Duties

Obligations to maintain communal areas, fire safety equipment, and shared installations.

Ending the Tenancy

Notice periods and procedures for the tenant and landlord to end the tenancy.

How to Create Your HMO Tenancy Agreement

Follow these steps to create a compliant HMO tenancy agreement that meets licensing conditions and protects both landlord and tenant.

1
Specify the room and shared areas
Clearly identify which room is being let, its dimensions, and which communal facilities the tenant will have the right to use.
2
Set rent and included services
Define the rent amount and clearly state which costs are included (such as utilities and council tax) and which are the tenant responsibility.
3
Include HMO-specific provisions
Add clauses covering fire safety obligations, maximum occupancy, house rules for communal areas, and reference to the HMO licence conditions.
4
Address deposit and compliance
Record the deposit amount, protection scheme, and confirm that all prescribed information has been provided along with the EPC, gas safety certificate, and How to Rent guide.
5
Download and sign
Generate the PDF, review all terms, and have both parties sign. Provide the tenant with their copy along with a copy of the house rules.

Legal Considerations

HMOs are subject to additional regulatory requirements beyond those applying to standard residential lets. Landlords must ensure full compliance with licensing conditions.

This template is for informational purposes only and does not constitute legal advice. Consult a qualified solicitor for advice specific to your situation.

Reviewed for England & Wales law

Mandatory HMO Licensing

Under the UK Housing Act 2004 (as amended), all HMOs occupied by five or more people forming two or more households in England and Wales require a mandatory licence from the British local authority. Some local authorities also operate additional or selective licensing schemes covering smaller UK HMOs. Operating without a licence is a criminal offence under English law carrying unlimited fines.

Minimum Room Sizes

Since October 2018, UK mandatory licence conditions require minimum sleeping room sizes in England and Wales: 6.51 square metres for one person aged over 10, 10.22 square metres for two people. These are minimum British standards and local authorities may impose larger requirements.

Fire Safety Requirements

UK HMO landlords must comply with the Regulatory Reform (Fire Safety) Order 2005 and any conditions imposed by the British HMO licence. This typically includes maintaining fire alarms, fire doors, emergency lighting, fire extinguishers, and clear escape routes in England and Wales.

Section 21 Restrictions

A UK landlord of an unlicensed HMO that requires a licence cannot serve a valid Section 21 notice in England and Wales until a licence has been granted or a temporary exemption notice is in force. This restriction under English law applies even if all other requirements for a valid British Section 21 notice have been met.

Frequently Asked Questions

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