HMO licensing in Herefordshire

Herefordshire Council operates the national mandatory scheme. We found no additional or selective licensing scheme in force or proposed as of September 2026. Councils can introduce one after a public consultation, so it is worth setting an alert.

The published fee for a new HMO licence is £1,404, and £1,194 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.

Flat fee (effective 1 April 2026): basic application fee for a 5-year HMO licence is £1,404, with no published scaling by occupant number. Percentage discounts: 5% for applicants accredited under the Midland Landlord Accreditation Scheme (MLAS) or equivalent (£1,334); a further 5% where the landlord is a member of a recognised landlord association (both = 10%, £1,264); 15% for re-licensing/renewal (£1,194); 20% for renewal plus one other discount (£1,123); 25% for renewal plus both other discounts (£1,053). Figures are from the council's quick reference guide. The full fee must accompany the application (an application without the full fee is not treated as complete and is not processed); a withdrawn application is not refunded in full. No instalment option is published. Payment by cheque or by card over the phone (01432 261761).

Check the current fee on the council website (herefordshire.gov.uk) before you apply.

National minimums for licensed HMOs are 6.51 m² for one adult and 10.22 m² for two adults; councils can apply higher local standards.

• Licence condition 2.1-2.3: an automatic fire detection and warning system must be installed to the appropriate category and grade of BS 5839, maintained in working order, with a test certificate or report from a suitably qualified person provided on demand.
• Licence condition 2.4-2.6: where appropriate an emergency lighting system to BS 5266 must be installed in communal escape routes, maintained, with a test certificate or report on demand.
• Licence condition 2.7: a satisfactory means of escape from fire appropriate to the size, layout and type of accommodation must be provided.
• Licence condition 2.8-2.10: upholstered furniture supplied by the landlord must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 and firefighting equipment must be maintained to manufacturer recommendations.
• The council's Code of Good Management Practice requires a Fire Risk Assessment of the common parts. The council's published documents do not set a grade-by-property-type fire detection matrix (e.g. LD2/LD3); detailed requirements are agreed case by case.

• Shared bath/shower and toilet scale (mandatory licensing): 1-4 sharers 1 bath/shower and 1 toilet (may be in the bathroom); 5 sharers 1 bath/shower and 1 separate toilet (only if reasonably practicable); 6-7 sharers 2 baths/showers and 1 separate toilet; 8-10 sharers 2 baths/showers and 1 separate toilet; 11-15 sharers 3 baths/showers and 1 separate toilet; 20 sharers 4 baths/showers and 2 separate toilets. A wash hand basin is required in each room or compartment containing a toilet. Facilities must be within 2 floors of any bedroom.
• Shared kitchens: for up to 5 occupants a sink with constant hot and cold water, draining board and tiled splashback (a dishwasher is acceptable as a second sink), a cooker with 4-ring hob, oven and grill (a 27 litre combination microwave is acceptable as a second cooker), fixed worktop of at least 500 x 1000mm, two worktop-height fridge-freezers (or 1 fridge and 1 freezer) per 5 occupiers, 0.3 cubic metres of dry goods storage per occupier, and four electric sockets plus one per major appliance.
• Kitchen mechanical extract ventilation to outside air of at least 60 litres/second (30 litres/second if the fan is within 300mm of the hob centre); bathroom extraction 15 litres/second; toilet compartments a window of 1/20th of floor area or 6 litres/second extraction.
• Heating: a fixed heating appliance in each unit of living accommodation capable of maintaining 21 C when it is -1 C outside, controllable by the occupier and available at all times; a fixed heater is also required in each bath or shower room.

• Gas safety certificate (CP12) — Original Landlord's Gas Safety Record from a competent person dated within 12 months before the application; further records annually thereafter (mandatory if there is a gas supply).
• EICR — Original electrical inspection certificate (BS 7671) showing the installation was inspected by a competent electrician within the 5 years before the application.
• PAT certificate — Portable appliance test certificate for landlord-supplied appliances, within the 12 months before the application.
• Fire detection and emergency lighting reports — Report of the last professional inspection of the fire detection and warning system and emergency lighting system, if applicable.
• Plans of the property — Plan showing room layout, dimensions, amenities, location of smoke detectors (and whether interlinked, battery or mains), and fire doors.
• Fit and proper person forms (Forms 2 and 3) — Completed forms for the licence holder and manager; Form 4 (property and tenancy management), Form 5B (notice served on interested persons) and Form 6 (other licensed houses held).
• Building Regulations / planning documents — Copies of relevant Building Regulations approval or completion certificate and planning consent where applicable.
• DBS check (voluntary) — Optional basic disclosure certificate dated within 6 months for the licence holder and manager; may reduce the council's own enquiries (which applicants can be charged for).
• Licence fee — Full applicable fee with the application; discounts for MLAS accreditation, landlord association membership and renewal.

• herefordshire.gov.uk
• herefordshire.gov.uk
• herefordshire.gov.uk
• herefordshire.gov.uk

Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Herefordshire Council before applying. This is general information, not legal advice.