Updated for May 2026

The Rules Have Changed. Know Your HMO Rights.

The Renters' Rights Act reforms have changed the rules for many rented homes in England. If you live in a House in Multiple Occupation (HMO), understanding your tenancy, rent, eviction, repair and living-condition rights is essential.

Explore the Changes
Modern shared living room in a UK HMO

The End of the Old System

Major tenancy reforms have changed how many private rented tenancies in England operate.

Rolling Contracts

For assured tenancies covered by the reforms in England, fixed-term arrangements have been replaced by periodic tenancies. Tenants should check the notice requirements that apply to their particular tenancy before deciding to leave.

Section 21 Abolished

For tenancies covered by the reforms, landlords cannot use the old Section 21 no-fault possession procedure. Possession generally requires a valid legal ground and the correct notice and court process.

New Rent Rules

Rent increases are subject to legal requirements and the rules applying to your tenancy. Landlords cannot simply impose arbitrary increases outside the applicable legal process.

Eviction Protection

Know the legal grounds.

Rent Rights

Understand increases.

HMO Licensing

Check whether licensing applies.

Living Standards

Your home must meet legal standards.

Understanding Your HMO Rights

1 Joint Tenancies in HMOs

In a shared house, several occupiers may be parties to the same joint tenancy. This is different from separate individual room agreements, so you should check your tenancy agreement carefully before making decisions about leaving.

Under the new tenancy framework, the actions of one joint tenant can have consequences for the tenancy as a whole. If you are considering giving notice, discuss the situation with your housemates and obtain advice if you are unsure about the effect of your notice.

Important: Student HMOs and specialist tenancy arrangements can have additional rules and possession grounds. Always check the specific terms applying to your tenancy.

2 Living Conditions & Rights

Living in an HMO does not mean giving up your basic rights to a safe and suitable home. Depending on the property and local rules, landlords and managers may have obligations covering fire safety, sanitation, overcrowding, repairs and shared facilities.

  • Pet Requests: Tenants covered by the new rules have rights concerning requests to keep pets, subject to the statutory conditions and exceptions.
  • Anti-Discrimination: Landlords and letting agents must comply with applicable equality and housing laws. Certain blanket policies can be unlawful.
  • Repairs: Report problems such as leaks, defective heating, electrical problems, broken locks or dangerous communal areas promptly.
  • Fire Safety: HMO landlords can have additional fire-safety obligations, including appropriate escape routes, alarms and other safety measures.

3 HMO Licensing & Enforcement

Many HMOs require a licence, although licensing requirements vary according to the type of HMO and local authority rules. A property may also be subject to additional local licensing requirements.

If a landlord or manager operates an HMO in breach of licensing or other housing requirements, the local authority may have enforcement powers.

Rent Repayment Orders: In certain circumstances, tenants may be able to apply for a Rent Repayment Order where a landlord or other relevant person has committed an offence specified by law. The amount and period that can be claimed depend on the legislation and circumstances.

4 Rent Increases

A landlord cannot simply increase rent whenever they want. The legal process depends on the type of tenancy and the rules applying to it.

01

Check Your Agreement

Identify your tenancy type and the rent terms.

02

Check the Notice

Make sure the landlord has followed the required legal procedure.

03

Challenge if Necessary

Get advice if you believe the increase is unlawful.

5 Protect Yourself

  • 1. Keep copies of your tenancy agreement, rent records and important correspondence.
  • 2. Photograph significant problems and keep records of repair reports.
  • 3. Never ignore a formal notice from your landlord. Check whether it is legally valid.
  • 4. If the property is an HMO, check whether it should be licensed and whether your local council provides a public licensing register.
Frequently Asked Questions

HMO Tenant Questions Answered

Are fixed-term contracts still allowed in UK HMOs? +

For assured tenancies in England covered by the Renters' Rights Act reforms, the new framework uses periodic tenancies rather than the previous fixed-term model. However, HMO arrangements can differ, so check your specific tenancy type.

Can my landlord evict me without a reason? +

For covered assured tenancies in England, the Section 21 no-fault possession route has been abolished. A landlord generally needs to rely on an applicable legal ground and follow the required notice and court procedure.

Can my HMO landlord refuse a pet? +

Tenants covered by the new rules have a statutory right to request permission to keep a pet, but landlords can refuse requests in circumstances allowed by the legislation. HMO arrangements and the suitability of the property can also be relevant.

Does an HMO have to be licensed? +

Some HMOs must be licensed under national rules, while local authorities can also introduce additional licensing schemes. Contact your local council or check its HMO licensing information to determine whether a particular property requires a licence.

What should I do if my HMO is unsafe? +

Report the problem to your landlord or managing agent in writing and keep evidence. If the issue is not addressed, contact your local authority's housing or environmental health team. Serious immediate dangers should be reported to the appropriate emergency service.

Are You Being Treated Fairly?

If you are facing an unexplained rent increase, poor living conditions, an eviction notice or problems with your HMO landlord, keep your evidence and check your legal rights before taking action.

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