What counts as an HMO in Bath?

A house in multiple occupation, or HMO, is a property where at least three tenants live who form more than one household and share facilities such as a kitchen, bathroom or toilet. In Bath, where Georgian terraces and converted flats often house students and young professionals, HMOs are a familiar part of the rental landscape. But the rules are not just about the number of people. The council looks at how the property is used, how many households are involved, and what amenities are shared. If you rent out a flat to a single household—say a couple or a family—it is not usually an HMO. If you let rooms to four separate tenants who share a bathroom, it almost certainly is.

When you need a licence

Mandatory licensing applies across England to HMOs with five or more occupants forming two or more households, where kitchen, bathroom or toilet facilities are shared. That means a five-bedroom student house in Oldfield Park or a converted Victorian villa in Combe Down will need a licence from Bath and North East Somerset Council. The licence lasts for a maximum of five years and must be renewed before it expires. Some councils also run additional licensing schemes for smaller HMOs—typically three or four occupants—in specific areas. Bath and North East Somerset has used additional licensing in parts of the city, so never assume a three-bedroom shared house is exempt. Check the council's current scheme or ask its private housing team directly. Letting an unlicensed HMO is a criminal offence, and it can lead to an unlimited fine, a banning order, or a rent repayment order.

Room sizes and amenity standards

Licensed HMOs must meet minimum space standards. For sleeping accommodation, the national minimums are:

• 6.51 square metres for one person aged 10 or over
• 10.22 square metres for two people aged 10 or over
• 4.64 square metres for one child under 10

These are floor areas, not including any part of the room with a ceiling height below 1.5 metres. In Bath's older properties, sloped ceilings and attic rooms can catch landlords out. You also need to provide adequate communal facilities. As a rule of thumb, the council expects one bathroom or shower room and one WC for every five occupants, plus a kitchen with enough cooking and storage space for the number of tenants. Where more than five people share, additional facilities are usually required. Don't forget communal living space—some schemes require a lounge or dining area proportionate to the number of occupants. If your property has a small galley kitchen and one bathroom for six people, it will not pass.

Safety standards landlords must meet

Licensing conditions focus heavily on safety. Landlords must arrange a fire risk assessment and put in place measures such as interlinked smoke alarms on each storey, a heat detector in the kitchen, fire doors where needed, and clear escape routes. Emergency lighting may be required in larger or higher-risk HMOs. Gas appliances must be checked annually by a registered gas engineer, and a copy of the certificate given to tenants. Electrical installations need an EICR every five years, and portable appliances should be tested regularly. Carbon monoxide alarms are required in rooms with solid fuel appliances. You must also manage water safety, including legionella checks, and keep common parts clean and in good repair. The council will inspect and can impose conditions on your licence. Failure to comply can mean prosecution or revocation of the licence.

Applying for a licence

Applications go to Bath and North East Somerset Council. You will need to provide a completed form, the correct fee, a floor plan showing room sizes and facilities, gas and electrical safety certificates, and details of the proposed licence holder and manager. The council will assess whether you are a fit and proper person—this means no relevant unspent convictions, no breach of housing or landlord laws, and no banning order. You may also need planning permission. Bath has an Article 4 direction in some areas, which removes permitted development rights for converting a family home into an HMO. Building regulations approval may be needed for alterations. Processing can take several weeks, so apply early. Once granted, the licence will include conditions on management, waste, and maintenance.

What tenants should know

If you rent a room in a shared house in Bath, you have rights. Check whether the property is licensed by asking the landlord or searching the council's public register. A licensed HMO should display the licence or provide a copy on request. If you believe your home is an unlicensed HMO, you can report it to the council. You may also be able to apply for a rent repayment order to recover up to 12 months' rent. If repairs are ignored, or the property feels overcrowded or unsafe, contact the council's private housing team. Keep records of your tenancy, deposit protection details, and any communication with your landlord. Licensing is not just bureaucracy—it exists to make sure shared homes in Bath are safe, well-managed, and decent places to live. Whether you are a landlord or a tenant, understanding the rules helps everyone avoid costly surprises.