HMO licensing and Article 4 in our area: what you need before you let
Larger HMOs need a licence everywhere in England, some councils license smaller HMOs or all rentals in certain areas, and in Article 4 areas you need planning permission to turn a family home into an HMO. Here's how it works, council by council across our area.
Last checked: 21 October 2026 · By the EvoStar Property team
Is your property an HMO?
A property is a house in multiple occupation (HMO) if it's rented out by at least 3 people who aren't from 1 household (for example a family) and who share facilities like the bathroom or kitchen.
Mandatory HMO licensing
You must have a licence if you're renting out a large HMO: one rented to 5 or more people who form more than 1 household.
A licence lasts up to 5 years, you need one for each HMO, and you must renew it before it runs out. Conditions include sending the council an updated gas safety certificate every year, installing and maintaining smoke alarms, and providing safety certificates for electrical appliances when asked. The person managing it must be "fit and proper", and the council sets the fee.
Renting out an unlicensed HMO can mean an unlimited fine, and rent repayment orders now go up to 2 years' rent.
Additional and selective licensing
Even if your property is smaller and doesn't need a mandatory licence, you may still need one depending on the area. Councils can license smaller HMOs (additional licensing) or all privately rented homes in certain areas (selective licensing).
Article 4: when you need planning permission for an HMO
Normally, turning a family home (use class C3) into a small HMO for 3 to 6 people (use class C4) doesn't need planning permission. An Article 4 direction removes that right in a set area, so there you do need permission.
Larger HMOs, for 7 or more people, normally need planning permission anyway.
If your property was already a lawful HMO before a direction came in, keep evidence of continuous HMO use, such as tenancy agreements.
Our area, council by council
Last checked: 21 October 2026.
| Council (our towns) | Extra licensing | HMO Article 4 |
|---|---|---|
| Bassetlaw (Worksop, Retford, Harworth, Blyth) | Mandatory HMO licensing applies. Ask us about any other schemes. | An Article 4 direction has covered the Worksop Central Area since June 2020. In May 2026 the council made updated directions for the Worksop Central Area and a new one for the Retford Station Area, which are awaiting confirmation. Ask us before converting in these areas. |
| Rotherham (Rotherham, Maltby, Dinnington, Thurcroft, Swallownest, Wickersley, Anston) | Selective licensing from 15 February 2026 to 14 February 2031 in six areas: Town Centre / Eastwood / Clifton / Boston Castle, Masbrough / Kimberworth, Thurcroft, Dinnington, Brinsworth and Parkgate. HMOs that need an HMO licence are exempt. Maltby isn't in the 2026 scheme. | Ask us |
| Sheffield | No current selective licensing scheme (the earlier schemes have ended). Ask us about additional HMO licensing. | An Article 4 direction has covered a mapped area since 10 December 2011. Inside it, a change from C3 to C4 needs permission, and the council's policy is to refuse where 20% or more of homes within 200m are already HMOs. |
| Doncaster (Doncaster, Bawtry, Tickhill, Rossington) | Selective licensing in Hexthorpe, 1 March 2022 to 28 February 2027. Additional HMO licensing ended on 30 September 2023 (licences already issued stay valid until they expire). | Article 4 since 14 October 2019 in Town, Town Fields, Wheatley, Hexthorpe, Balby, Wheatley Hills, Intake and Belle Vue. |
| Mansfield | Selective licensing in designated areas, with licences running to September 2030. | Ask us |
| Ashfield (Sutton-in-Ashfield, Hucknall) | Selective licensing in parts of Stanton Hill and Sutton Central (New Cross), 25 July 2022 to 25 July 2027. | Ask us |
| Chesterfield, Bolsover (Bolsover, Clowne, Creswell, Shirebrook, Barlborough), Newark & Sherwood (Ollerton), West Lindsey (Gainsborough) | Ask us | Ask us |
Schemes change. Always check with the council, or ask us, before you buy or convert.
What the Renters' Rights Act means for HMOs
Everything in our Renters' Rights Act guide applies to HMOs too.
Student lets: there's a new possession ground that lets you re-let to students for the next academic year. It covers full-time students on a joint contract in an HMO, you must give notice at the start of the tenancy, and it doesn't cover all student housing, such as purpose-built student accommodation.
If you let rooms on individual tenancies or have lodgers, ask us how the new rules apply to your setup.
Running an HMO well
Most of running an HMO well is doing the unglamorous things consistently: licences and certificates kept current, rooms turned round quickly, and small problems sorted early, before they grow.
The biggest factor is the tenant mix. In a shared house, one tenant's mess in the kitchen, food going missing from the fridge or arguments over the heating add up fast, and it means far more messages than a single let. That's a big reason most agents won't touch HMOs, and it's exactly what we handle: clear house rules from day one, careful referencing for the right mix, and quick, fair resolution when something comes up.
Guidance only - not legal or tax advice. We'll always talk you through how the current rules apply to your property.
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Related guides: The Renters' Rights Act and your rent