Inputs
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.
Output
Estimated licence cost
Ready
£720
Mandatory HMO licence
5-bed · average fee area · 5 years
| 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.
Planning estimate
Unbiased calculation based on HMRC rules
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Reflects 2025/26 rates and April 2025 changes
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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.
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.