HMO licensing in Three Rivers
Verified by a human · 13 July 2026Do you need an HMO licence in Three Rivers?
You need a mandatory HMO licence if your Three Rivers property houses 5 or more people from 2 or more households sharing facilities. Three Rivers does not currently run an additional or selective licensing scheme, so 3–4 person HMOs are unlicensed. Management regulations and room standards still apply to them.
Licensing schemes in force
Mandatory HMO licensing
Applies district-wide to HMOs with 5+ occupants forming 2+ households. National scheme under the Housing Act 2004, Part 2. It has no end date and never lapses.
Additional licensing
No additional scheme currently operates in Three Rivers. Smaller HMOs (3–4 occupants) do not need a licence. We track consultations, so this page updates if that changes.
Selective licensing
No selective scheme is in force. Selective licensing covers all privately rented homes in a designated area, not just HMOs.
Council summary: Mandatory licensing (HMOs occupied by five or more people forming two or more separate households, where tenants share facilities such as a kitchen or bathroom).
Article 4 direction
We have not confirmed the Article 4 position for Three Rivers yet. Ask the council's planning department before converting a property, because getting this wrong can mean an enforcement notice.
“Three Rivers District Council will prepare a direction based on evidence to remove the development rights for HMOs with up to six occupants. Known as an Article 4 Direction, this will essentially tighten controls and regulations on the conversion of a property to an HMO across the district and will require planning permission. The direction will be consulted and come into effect in 12 months.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,505 | |
| Renewal | £1,252 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Three Rivers HMO
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Start freeRoom sizes and amenity standards
| Standard | Requirement | Source |
|---|---|---|
| Bedroom, 1 adult | 6.51 m² minimum | National (mandatory condition) |
| Bedroom, 2 adults | 10.22 m² minimum | National (mandatory condition) |
| Bedroom, child under 10 | 4.64 m² minimum | National (mandatory condition) |
Local standards are where councils differ most, and they change without notice. Confirm with Three Rivers council before letting a room.
What you need to apply
- Gas safety certificate (CP12), current
- Electrical installation condition report (EICR), within 5 years
- Fire alarm and emergency lighting test certificates
- Floor plan with room sizes marked
- Fit and proper person declaration
- Energy performance certificate (EPC), E or above
What changed
- Page verified against current council sources.
- Renters' Rights Act commencement. Periodic tenancies noted in guidance.
Three Rivers HMO questions, answered plainly
Do I need an HMO licence in Three Rivers?+
You need a mandatory HMO licence if your Three Rivers property houses 5 or more people from 2 or more households sharing facilities. This is the England-wide mandatory rule under the Housing Act 2004. Three Rivers does not currently run an additional or selective licensing scheme, so 3–4 person HMOs are unlicensed. Management regulations and room standards still apply to them. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in Three Rivers?+
A new mandatory HMO licence in Three Rivers costs £1,505, and renewal costs £1,252. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Three Rivers have an Article 4 direction for HMOs?+
We have not yet confirmed the Article 4 position for Three Rivers. Check with the council's planning department before converting a property.
What are the minimum room sizes for an HMO in Three Rivers?+
National minimums apply: 6.51m² for one adult, 10.22m² for two adults, and 4.64m² for a child under 10. Rooms under 4.64m² cannot be used for sleeping. Three Rivers may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Three Rivers?+
Operating a licensable HMO without a licence is an offence under section 72 of the Housing Act 2004. The council can prosecute (unlimited fine) or issue a civil penalty of up to £30,000 per offence. Tenants can claim back up to 12 months of rent through a Rent Repayment Order, and Section 21 notices are invalid while the property is unlicensed.
Neighbouring councils
Know where your Three Rivers HMO stands.
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Sources
- Three Rivers council HMO licensing pages (checked 13 July 2026)
- Housing Act 2004, Part 2 (mandatory licensing framework)
- Licensing of HMOs (Mandatory Conditions) Regulations 2018 (room sizes)
HMOJO surfaces licensing information and shows its sources. It is not legal advice and we never certify that a property is compliant. Rules change, so confirm with Three Rivers council or a qualified professional before acting.