Renting to Students in Portsmouth: HMO Licence Requirements

Student lets in Portsmouth almost always need an HMO licence. The city hosts the University of Portsmouth, whose students fill shared houses across Southsea, Fratton and the central wards. Three or more students from separate households sharing a kitchen or bathroom triggers Portsmouth's licensing requirements — and most student houses clear that threshold comfortably.

Which Licence Applies

Three or four students: additional HMO licence (Portsmouth's citywide Additional Licensing scheme, active until 31 August 2028).

Five or more students: mandatory HMO licence under national rules (Part 2, Housing Act 2004). This applies regardless of whether Portsmouth runs an additional scheme — it is a national requirement for any property with five or more people from two or more households sharing amenities.

Each student living independently counts as a separate household. A house of five students is five households.

The University Exemption

Properties managed directly by the University of Portsmouth under an approved Code of Practice (such as the National Code for University Accommodation) are exempt from licensing under Schedule 14 of the Housing Act 2004. This covers university-owned halls and managed student accommodation blocks — not private landlord lets. Appointing a student letting agency does not qualify for this exemption. The licensing obligation remains with the person managing or controlling the property.

Planning Permission: The Hidden Requirement

Portsmouth has a citywide Article 4 Direction that removes permitted development rights for converting a dwelling (C3) to a small HMO (C4). If the property was a family home before it became a student let, the landlord needs C4 planning permission from Portsmouth's Development Management team — in addition to the HMO licence from Private Sector Housing. Having one does not grant the other.

Landlords who cannot demonstrate lawful planning status (planning approval, a CLEUD, or evidence of continuous HMO use predating the Article 4 Direction) may be limited to a 1-year licence at the highest fee tier and may face a planning enforcement referral.

Fees and Timing

For a 5-bed student house (mandatory scheme, new application, 5-year tier): £1,257 total at 2026 rates. Each bedroom above five adds £60 to the Part 2 fee. A 3-bed student let (additional scheme, 5-year tier): £886.

Student lets have a natural renewal rhythm — licence terms often align with the academic cycle. Start the renewal process early. Applying before expiry keeps you within the renewal fee schedule; applying at least 14 days before expiry is one condition for the 5-year tier, subject to its other criteria.

Our Portsmouth Landlord Licensing Guide covers student HMO licensing step by step, from scheme classification through application and renewal.

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