Haringey HMO Licence: Mandatory Licensing for Larger Shared Properties

When Mandatory HMO Licensing Applies

A property in Haringey needs a mandatory HMO licence when it's occupied by five or more people from at least two separate households who share one or more amenities — a kitchen, bathroom, or toilet. This is a national regime under Section 55 of the Housing Act 2004, extended by the 2018 Order to remove the old three-storey rule. It applies borough-wide with no expiry date.

The household definition matters here. A couple counts as one household. Two siblings count as one household. Five friends in a house share are five households — clearly over the threshold. But a couple living with three unrelated tenants is also five people from four households, which triggers the same licence requirement.

Bedsit-style properties — where each room is let individually with shared facilities — are the classic mandatory HMO. But the test is occupancy-based, not layout-based. A converted Victorian terrace with five single rooms and a shared kitchen falls in, and so does a large flat let to five students on a joint tenancy if they form two or more household units.

Space Standards and Room Sizes

Haringey enforces specific minimum room sizes for mandatory HMOs, and these are checked during inspections:

• Single bedroom (one adult): 6.51 m² with a shared living room, 10 m² without
• Double bedroom (two adults): 10.22 m² with a shared living room, 15 m² without
• Bedsit (combined sleeping and living): 13 m²
• Shared kitchen (up to 5 occupants): 7 m²
• Shared kitchen (6–10 occupants): 12 m² or two separate kitchens

Floor area is measured wall-to-wall at floor level, but any section where the ceiling height drops below 1.5 metres — typical in loft conversions — is excluded entirely. En-suite bathrooms and fitted kitchen alcoves within bedrooms don't count toward the bedroom measurement.

For bathrooms, a property housing five occupants needs at least one full bathroom plus a separate WC with wash basin, or two full bathrooms. Properties with six to ten occupants need at least two full bathrooms.

Fire Safety Requirements

Mandatory HMOs carry stricter fire safety obligations than standard rentals. Fire detection systems must meet BS 5839-6 standards — typically Grade D1 LD2 coverage, meaning mains-wired detectors with battery backup covering escape routes and high-risk rooms. Fire doors meeting FD30S standard (30-minute fire resistance with intumescent seals and self-closers) must be fitted on all rooms opening onto escape routes.

The licence application requires a written fire risk assessment compliant with the Regulatory Reform (Fire Safety) Order 2005. This isn't the same as having working smoke alarms — it's a documented assessment of fire hazards, escape routes, and mitigation measures. Many landlords commission a professional FRA, which typically costs £150–£300 depending on property size.

Fees

The mandatory HMO licence fee for 2026/27 is £1,411.68, split into Part A (approximately £641.48) and Part B (approximately £770.20). Properties with more than five letting units attract an additional £51.90 per unit above five, applied across both parts.

The same discount structure applies as other Haringey schemes: £51.90 off Part A for accredited landlords, £51.90 off Part B for EPC Band C or above. A six-unit HMO with both discounts would pay £1,359.78.

Licence Conditions

Every mandatory HMO licence in Haringey comes with conditions — both the statutory standard conditions under Schedule 4 of the Housing Act 2004 and Haringey's local additions. Key local requirements include:

• Six-monthly property inspections documented in a written log, covering repairs, damp, structural issues, and occupancy checks
• Written waste disposal instructions to tenants within 28 days of tenancy start, specifying collection days and recycling rules
• Maintenance of fire safety equipment including regular testing of detection systems and self-closing mechanisms on fire doors

Breaching a licence condition is a separate offence from operating unlicensed, carrying its own civil penalty of up to £30,000 for offences before 1 May 2026 and up to £40,000 for offences on or after that date under the Renters' Rights Act 2025. The council doesn't need to wait for a complaint — proactive inspections can trigger enforcement.

How to Apply

Applications go through the Metastreet portal at propertylicensing.haringey.gov.uk. Before starting, gather your gas safety certificate, EICR, EPC, fire risk assessment, dimensioned floor plans with room sizes and escape routes, all current tenancy agreements, and evidence of smoke and CO alarm installation.

The Haringey Landlord Licensing Guide covers the full portal workflow, document specifications, and a post-licence compliance checklist for managing conditions across the licence term.

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