Yes. A HMO licence can't be transferred to a new owner, so you need your own. Apply as early as you can, ideally before you complete, because letting a licensable HMO without a licence is an offence.
Any HMO let to five or more people from two or more households needs a mandatory licence. Many councils also run additional or selective licensing schemes that cover smaller HMOs, so check the council's website for the area.
The deal pack shows the current licence and the rooms it covers.
The council can fine you, and tenants can apply for a rent repayment order to get back up to 12 months' rent. It is not a risk worth taking.
Councils refuse when the house isn't suitable for the number of people living there, or when the licence holder or manager isn't a fit and proper person. You can appeal to the property tribunal. While there is no licence, you would need to cut the number of tenants below the licensing threshold, and the council can take over its management.
HMOs are financed by specialist lenders, and most want the licence in place. If you don't have a broker who arranges HMO lending, I can introduce you to one.
Not financial, legal or tax advice. Rules change, so check with your solicitor, broker or adviser before you buy. Updated 13 November 2026.
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