House in multiple occupation licence (Northern Ireland)

A house in multiple occupation (HMO) is a property rented out by at least 3 people who share facilities like the bathroom and kitchen. It’s sometimes called a ‘house share’.

The tenants must be from more than one ‘household’ for it to be an HMO - a couple or a family count as a single household in an HMO.

To let out your property as an HMO in Northern Ireland you must get a licence.

There is a different process to get an HMO licence in England and Wales or get an HMO licence in Scotland.

Your responsibilities

Your licence sets out the conditions for being a landlord of an HMO. This includes your responsibilities for things like:

  • making the property safe
  • carrying out repairs
  • meeting energy performance requirements
  • only letting the property to the number of tenants allowed by your licence
  • dealing with anti-social behaviour at the property

There are standard conditions for all licences. Your council may include extra conditions as well.

How to apply

You need to apply for your licence online through Belfast City Council - even if the property is in a different council.

Your licence will normally last for 5 years. The cost depends on how many people live in the house. There are additional costs to make changes to the licence.

Find out more about the fees and how to apply on the Belfast City Council’s HMO guidance.

Fines and penalties

If you let your HMO without a licence, you could be fined either:

  • a fixed penalty of £5,000
  • up to £20,000 if the case goes to court

If you exceed the number of tenants allowed by your licence, you could be fined up to £20,000. You may also be fined for every day that it continues.

If you break any other condition of your licence, you could be fined up to £10,000.

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