HMO licensing in York
Verified by a human · 10 July 2026Do you need an HMO licence in York?
You need a mandatory HMO licence if your York property houses 5 or more people from 2 or more households sharing facilities. York also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt.
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
York runs an additional licensing scheme covering smaller HMOs. Check whether your property falls inside the designated area.
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 (Any House in Multiple Occupation (HMO) occupied by 5 or more people in 2 or more households, where householders share facilities such as the kitchen, bathroom, or toilet. Affects all properties across York, regardless of the ward in which the property is located, where the property is used as the occupants' only or main residence.). Additional HMO Licensing Scheme: in force.
Article 4 direction
An Article 4 direction removes permitted development rights for HMO conversion in part or all of York. Converting a family home (C3) to a small HMO (C4) needs planning permission inside the direction area. Large HMOs of 7+ occupants are sui generis and always need permission.
“There is an 'Article 4 direction' in place for Houses in Multiple Occupation (HMO) in York. The Article 4 Direction in relation to Houses in Multiple Occupation (HMO) removes 'permitted development rights' for this type of specified types of development and requires a planning application to be submitted to change a property from a dwelling house into an HMO.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,524 | |
| Renewal | £914 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your York 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 York 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.
York HMO questions, answered plainly
Do I need an HMO licence in York?+
You need a mandatory HMO licence if your York 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. York also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in York?+
A new mandatory HMO licence in York costs £1,524, and renewal costs £914. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does York have an Article 4 direction for HMOs?+
Yes. An Article 4 direction is in force in York (or part of it), which means planning permission is required to convert a family home (C3) to a small HMO (C4, up to 6 occupants). Check the exact boundary with the planning department, because directions often cover specific wards rather than the whole district.
What are the minimum room sizes for an HMO in York?+
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. York may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in York?+
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 York 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
- York council HMO licensing pages (checked 10 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 York council or a qualified professional before acting.