The Additional Licensing of all Houses in Multiple Occupation (HMO’s) occupied by three or four occupants has now been approved. This scheme will commence on the 25 August 2026.

Landlords are now being invited to submit their applications and take advantage of a 10% early bird discount on their licence fees until 24 August 2026. For further information and how to apply, please see below.

To support you, we have provided a range of helpful guides, template documents, and useful links. 

What is an HMO?

An HMO is a house or flat that is occupied by:

  • three or more people who form two or more households
  • the occupiers share or lack facilities such as the kitchen, bathrooms and WC's.

This includes, for example:

  • shared houses
  • houses containing bedsits
  • combination of bedsits
  • self-contained flats where facilities are shared.

Properties converted entirely into self-contained flats which do not meet the standards of the 1991 Building Regulations with at least one third of those flats occupied on short term tenancies are also HMO's.

Am I classed as one household or more?

A family living together in a property is classed as a single household, family relatives include:

  • au-pair
  • parents
  • grandparents
  • children
  • stepchildren
  • grandchildren
  • brothers
  • sisters
  • uncles
  • aunts
  • nephews
  • nieces
  • cousins
  • a relationship of the half-blood shall be treated as a relationship of the whole blood.

If three friends live together that would be considered as three households and therefore would need a licence.

If a couple share with a third unrelated person then that would consist of two households and would need a licence.

All HMO’s require a licence to operate within Telford and Wrekin.

A privately let property with three or four occupants, forming two or more households is a HMO and requires an additional licence. 

A privately let property with five or more occupants, forming two or more households is a HMO and requires a mandatory licence. 

The licence is issued by Telford & Wrekin Council and you can submit an application form online.

Certain properties which may meet the licensing criteria are exempt from licensing, these include:

  • local authority owned properties (freehold or leasehold)

  • properties owned or managed by public bodies such as:
    • registered social landlords
    • health service bodies
    • police authorities

  • properties regulated by other legislation such as:
    • care homes
    • nursing homes
    • children's homes.

Once issued, the licence is usually valid for five years unless there is a change of ownership, management or licence conditions. The licence may be issued for a shorter period of time depending on the circumstances; however the full licence fee will still be payable. The licences are non-transferrable between licence holders.

A licence application will be processed on the receipt of a fully completed application form, all supporting documentation and fee.

The property will be inspected prior to the licence being issued to ensure the necessary fire precautions and management arrangements are in place. The property remains subject to inspections during the lifetime of the licence to check management arrangements, occupancy and to ensure that it remains free from disrepair.

It is an offence to operate an HMO in Telford and Wrekin without the appropriate licence and carries an unlimited fine if found guilty of such offence in the Criminal Court. The local authority alternatively has the power to issue a civil penalty fine of up to £40,000 in accordance with our Enforcement Policy. 

Fees and charges

Our HMO licensing fees are as follows:

  • an HMO with 3 or 4 occupants - £1,522.42
  • an HMO with 5 occupants - £1,522.42
  • an HMO with 6 - 12 occupants - £1,639.53
  • an HMO with 13 - 20 occupants - £1,756.65 
  • an HMO with 21 or more occupants - £1,873.77.

Between 26 May 2026 and 25 August 2026, we are offering an early bird 10% discount for all full and valid additional licence applications for HMO’s with three or four occupants. The discounted fee will be £1,370.18.

Download (HMO) licensing fee schedule

Application for variation of a licence

If circumstances regarding the HMO change during the licence period, for example an increase/decrease in the number of occupants you must notify the local authority directly so that the licence can be reviewed and varied if the property is considered suitable to accommodate the variation request.

Please contact Private Sector Housing as soon as possible regarding a licence variation. Under no circumstances should you allow the property to be occupied by more people than the current licence permits as you will be in breach of your licence conditions.

Download (HMO) licensing fees associated with a varying licence

Will tacit consent apply?

No. It is in the public interest that the Council must process your application before it can be granted. If you have not heard from the Council within 28 days, please contact us for an update.

You cannot assume that because you have not heard from us you will automatically have been granted the licence.

Appeals

If your application for a mandatory or additional licence is refused, you can contact Private Sector Housing directly in the first instance to discuss this.

You can also appeal this decision within 28 days to the First-Tier Tribunal (Property Chamber - Residential Property).

Visit the GOV.UK website to view information about appealing a decision

Planning

Telford & Wrekin Council consulted on proposals to introduce a borough wide Article 4 Direction in respect of Houses in Multiple Occupation (HMOs).

  • A Direction was made 16 December 2025 to remove permitted development rights within Part 3, Class L of the General Permitted Development Order 2015 for the change of use of a dwellinghouse (Use Class C3) into a small HMO (Use Class C4) for up to six residents.

  • This Direction was confirmed 26 February 2026 and will come into force 27 February 2027. With planning permission already required for large HMOs of more than six residents, once in force, it will mean planning permission will be required for all changes of use from a dwelling house into a HMO, irrespective of the number of residents.

Please contact Telford & Wrekin Council's Planning Control team directly in this regard:

Email: planning.control@telford.gov.uk
Telephone: 01952 380380

Documents you will need to submit

Applications for an HMO licence must be submitted with the following attachments: (failure to submit any of these documents will render your application invalid)

  • Proof of identification and address
    Please provide either a current photo card driving licence or passport along with proof of address, such as bank statement, utility statement, council tax bill addressed to you at your current address within the last three months.

  • Sketch floor plan of the premises (all applications)
    Please provide a sketch floor plan of the premises. This must show the layout of the HMO, including the size of each room, provision of amenities, location of automatic fire detection. Where applicable, emergency lighting units and fire doors. Download our guide to support you in drawing your floor plan.

  • Landlords Gas Safety Record or Commissioning Certificate (for all gas mains properties)
    Provide a copy of the current Landlords Gas Safety Record Inspection/Commissioning Certificate for all gas appliances at the premises. This must be dated within the last 12 months. All gas businesses and their engineers must be on the Gas Safe Register to carry out gas work legally. Please note all gas appliances must be tested every 12 months or sooner if deemed necessary by the engineer.

    Electrical Installation Condition Report (EICR)
    Please provide a satisfactory EICR certificate dated within the last five years which is free of C1 and C2 coded items. Please note that this must be an EICR or equivalent. There are currently five Government approved certification bodies for electrical contractors, these are NICEIC, NAPIT, BESCA, Blue Frame Certification and OFTEC. Please note all electrical installations must be tested every five years or sooner if deemed necessary by the contractor.

  • Automatic Fire Detection (AFD)
    Please provide a fire alarm commissioning and validation certificate issued by a competent electrical contractor. The certificate that you provide must be dated within the last 12 months. If the installation has been installed within the last 12 months, then please provide a copy of this certificate. Please note AFD installations must be tested every 12 months or sooner if deemed necessary by the contractor.

  • Emergency lighting test and inspection/commissioning certificate (if applicable)
    Please provide an emergency lighting test and inspection/commissioning certificate. Emergency lighting must be tested and inspected annually by a competent electrician and the certificate provided must be dated within the last 12 months. If the installation has been newly installed within the last 12 months, the installation/commissioning certificate can be submitted. Please note all emergency lighting installations must be tested every 12 months or sooner if deemed necessary by the contractor.

  • Portable Appliance Test (PAT) Certificate
    Please provide a PAT certificate for all portable electrical appliances provided by the landlord. A PAT certificate is required to be issued on an annual basis by a competent person.

  • Fire Risk Assessment
    Please provide a Fire Risk Assessment which has been carried out by a competent person. This document must be reviewed on an annual basis.

Download our helpful templates for your use, including test certificates and a sample fire risk assessment.

Failure to provide a full and complete application with all the above applicable documents will cause a delay in processing your application and will forfeit any early bird discounts. If documents expire as a result of an incomplete application being received, you will be required to provide up to date documents.

The appropriate licence fee must also be paid to complete the application, you can make your payment online by credit/debit card.

Please note it is a legal requirement for the local authority to inform all relevant parties such as joint owners and mortgage companies of an HMO licence application. You must also notify them yourself of this application.

Access our online portal to apply for a new HMO licence, renew an existing one, or update your licence details

By registering with our portal, you can also track the progress of your application(s).

If you are unable to apply online, please email privatesectorhousing@telford.gov.uk, stating your reasons why. Paper applications may incur an additional fee.

What we will do with your personal information

Telford & Wrekin Council Private Sector Housing are collecting your personal data to enable public protection as required by statutory function under the Housing Act 2004 and regulations made thereunder.

Telford & Wrekin Council will not share any of your personal data collected with external organisations unless required to do so by law. However, there may be occasions where we request further information from key third party organisations including, but not limited to Shropshire Fire and Rescue, West Mercia Police or other similar regulators.

View our privacy notice for more information on the Council's privacy arrangements.

Private Sector Housing is responsible for maintaining a public register of licensed HMO's.

Download the Public Register

Please note the HMO register does not include any HMO Licence Applications that are currently in progress.

For any queries, please email privatesectorhousing@telford.gov.uk