Updated - 2025/26 rates

HMO licence cost calculator UK 2025/26

HMO licence fees vary significantly by local authority. This estimator gives you a realistic budgeting range based on national averages, so you can plan. Always confirm the exact fee with your local council before applying.

HMO landlord calculator · 2025/26

HMO licence cost calculator UK

Estimate your HMO licence fee based on room count, licence type, and council fee area. Results show a low–mid–high range reflecting national fee variation. Always confirm the exact figure with your local authority before applying.

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Inputs

Enter your HMO details

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Output

Estimated licence cost

Ready £720

5-bed · average fee area · 5 years

Mandatory HMO licence
Rooms 5
Fee range (this property) £519 – £973
Mid estimate £720
Annual equivalent £144 / year
Per room per year £29 / room
  • These are national average estimates. Always confirm the exact fee at your local council's website before applying.
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Planning estimate

Unbiased calculation based on HMRC rules

Update to date

Reflects 2025/26 rates and April 2025 changes

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Clear & transparent

Plain English explanations you can trust

Important — don't use a standard landlord policy

HMOs need specialist insurance

Standard buy-to-let policies exclude multi-let properties. A specialist HMO insurer covers multiple tenancy agreements, higher public liability, and the specific risks of shared houses. Compare quotes from brokers who specialise in HMO cover.
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This calculator provides planning estimates based on national average HMO licence fee data for England and is not legal or regulatory advice. Licence fees, conditions, and eligibility rules vary significantly between local authorities. Always check the current fee and application requirements with your specific council before submitting an application. Operating an unlicensed HMO is a criminal offence carrying an unlimited fine and potential rent repayment orders. Scotland, Wales, and Northern Ireland operate separate licensing regimes not covered by this calculator.

Frequently asked questions

Do I need an HMO licence?
What is the difference between a mandatory HMO licence and additional licensing?
How long does an HMO licence last?
What happens if I operate an HMO without a licence?
Can I pass the HMO licence cost on to tenants?
Does private residence relief apply to a property I used to live in?

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Disclaimer: This calculator provides an estimate based on publicly available UK tax rates and industry data current to 2025/26. It does not constitute tax, legal, or financial advice. Your actual figures may differ depending on your specific circumstances. Always confirm your position with a qualified solicitor, accountant, or financial adviser before making any property or financial decision.
@ 2026 LandlordCalcs · Rates updated 2025/26 · Not financial advice
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