About houses in multiple occupation (HMOs)

Whether you're a tenant or a landlord, understanding how Houses in Multiple Occupation (HMOs) work in Norwich is key to ensuring safe, fair, and legal housing. With new national legislation reshaping renters' rights, here's a clear breakdown of what Norwich City Council does - and what it means for you.

What is an HMO?

An HMO is a property rented out by three or more people who aren’t part of the same household (e.g. flatmates), and who share facilities like kitchens or bathrooms. Common examples include shared houses, bedsits, and some converted flats.

If the property is home to five or more people, it must be licensed under the national mandatory scheme. 

However, we still encourage you to visit the gov.uk website to ensure you comply with regulations even if you do not require a licence.

What Norwich City Council is responsible for

Norwich City Council plays a vital role in keeping HMOs safe and well-managed. 

Here's what we do:

  • Licensing: the council licenses larger HMOs (5+ tenants) and maintains a public register of licensed properties.
  • Safety Standards: we enforce rules around fire safety, electrical checks, and proper amenities - even for HMOs that don’t require a licence.
  • Inspections and Enforcement: we inspect properties and take action against landlords who don’t meet legal standards. This includes fines, rent repayment orders, and even prosecution.
  • Guidance and Support: the council provides resources for landlords and tenants to understand their rights and responsibilities.

What’s changing under the Renters’ Rights Act?

The Renters’ Rights Act is a major shake-up of the private rental sector. 

Here’s how it affects renters and landlords in Norwich:

For tenants:

  • No More “No-Fault” Evictions: Section 21 evictions will be abolished. Landlords must now give a valid reason to end a tenancy.
  • More Security: all tenancies will become periodic (rolling month-to-month), giving renters more flexibility and protection.
  • Rent Control: rent increases will be limited to once per year, and tenants can challenge unfair hikes through a tribunal.
  • Pet-Friendly Rules: blanket bans on pets will be removed. Landlords must consider requests fairly.
  • Dispute Resolution: a new national ombudsman will help resolve issues without going to court.

For landlords:

  • Stricter Compliance: landlords must register with a new national property portal and meet updated safety and management standards.
  • Evidence-Based Evictions: possession claims must be backed by clear documentation (e.g. rent arrears, anti-social behaviour).
  • Transition Period: the changes will roll out gradually in 2026, giving landlords time to adapt. 

Read the latest on the Renters' Rights Act and what it means for you

What you should do now

If you're a landlord:

  • Check if your property needs an HMO licence.
  • Review Norwich City Council’s amenity and safety standards.
  • Prepare for the Renters’ Rights Bill by keeping clear records and updating tenancy agreements.

If you're a tenant:

  • Know your rights - especially around eviction and rent increases.
  • Report unsafe or overcrowded conditions to the council.
  • Keep communication records with your landlord.

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