When calculating whether a property meets the criteria for an HMO license, it's important to understand how tenants, households, and children are defined.
This article outlines the general principles that apply across most local authorities—but note that some councils may apply additional or unique rules, so always double-check local guidance when in doubt.
What Counts Toward HMO Licensing?
Licensing typically depends on two factors:
Number of People Living in the Property
Number of Households (i.e. unrelated individuals or groups)
In most cases:
Mandatory HMO Licensing is triggered when there are 5 or more people from 2 or more households
Additional Licensing may apply with 3 or more people from 2 or more households, depending on the council
What About Children?
Children do count toward the total number of people living in a property. However, local councils often apply their own rules, such as:
Children under 10 years old may be considered as half a person when assessing overcrowding or licensing thresholds
Once a child turns 10, they may be considered a full person for licensing purposes
⚠️ Important: These interpretations can vary by council. Some councils may still count all individuals equally regardless of age.
Household Definition Reminder
A household is typically defined as:
A single family (including children and partners)
A couple (married or cohabiting)
A single person
So, if a tenant and their children are living in a property alone, they are considered one household, even if there are multiple children.
HMO licensing only applies if two or more households are sharing the property.
Example Scenarios
One tenant with two young children = 1 household → Not an HMO
Two unrelated adults, each with a child = 2 households → May trigger HMO licensing depending on total headcount
Three unrelated adults sharing = 3 households → Likely needs Additional or Mandatory Licence
What Should I Do If I'm Unsure?
If you’re unsure whether children affect the licensing threshold for a specific property:
Check the local council’s licensing guidance (we include this in Kamma Manager when available)
Input the number of people and households into Kamma Manager – our system will flag whether a licence is likely required
Contact the council directly for clarification on edge cases (e.g. age changes during a licence period)