Houses in Multiple Occupation (HMOs) include shared flats and houses, bed-sits, lodgings, communal accommodation such as student residences and hostels. Properties need a licence if it is the main home of three or more residents and the residents are not members of the same family.
All councils are required to have a licensing system for Houses in Multiple Occupation. The aim is to increase the protection for tenants and neighbours by making sure accommodation is safe, well managed and of good quality.
How to apply
You can download the guidance notes & management standards or an application form to apply:
- HMO Application - Individual (PDF, 309 KB)
- HMO Application - Company (PDF, 308 KB)
- Guidance Notes (PDF, 260 KB)
- Management Standards (PDF, 215 KB)
| Occupancy level | Current fee |
|---|---|
| Occupancy 3-5 | £785 |
| Occupancy 6-10 | £864 |
| Occupancy 11-20 | £950 |
| Occupancy 21-30 | £1,045.00 |
| Occupancy 31-40 | £1,149.00 |
| Occupancy 41-50 | £1,298.00 |
| Occupancy 51-75 | £1,427.00 |
| Occupancy 76-100 | £1,569.00 |
| Occupancy 101+ | £1,725.00 |
| Additional Inspection Fee | £80.00 |
The completed application form should be returned with:
- Relevant Fee
- Style copy of Tenancy Agreement
- Copy of Certificate of Public Liability Insurance to a minimum cover of £5m
- Copy of Certificate of Buildings Insurance
- Copy of Gas Safety Certificate
- Copy of Heating System Certificate
- Copy of Fire Risk Assessment
- Record Of Fire Safety Equipment And Training (PDF, 216 KB)
- Copy of Emergency Plan
- General Content of an Emergency Plan (PDF, 137 KB)
- Copy of General Content of Emergency Plan
- Copy of Current Electrical Periodic Inspection Report
- Copy of Current Portable Appliance Test (PAT) Certificate
- Copy of HMO Management Standards Contractor list
- Copy of HMO Management Standards Tenant Information Sheet
- Copy of Certificate of Service for Fire Warning and Automatic Detection Systems
- Copy of Certificate of Service for Portable Fire Extinguishers
- Copy of Certificate of annual inspection/cleaning of chimneys
Copies of your application will be circulated to the Police Service of Scotland, Scottish Fire and Rescue Services and three council departments - Environment Service, Planning and Building Control.
A representative from the HMO Licensing department will contact you to arrange for a suitable time to inspect the property.
Site Notice
Applicants must display a Site notice - HMO (PDF, 8 KB). The Site Notice must be displayed on or near the property in a position where it can be easily read for a period of 21 days from the date of application (not within the common stair). You must return a Compliance notice - HMO (PDF, 7 KB) to the Licensing Department.
Police Scotland
All licence applications will be circulated to the Police Scotland who will advise the Council if you have any unspent convictions or other information which suggest that you should not be granted a licence.
Objections and complaints
Members of the public can object to a new or renewal application should they consider the landlord or manager is not a fit and proper person, or the property is not suitable for use as an HMO.
In addition, complaints can be made at any time to the council should they consider an existing licensed HMO:
- is causing undue public nuisance or threat to public order and safety
- the landlord or manager is no longer a fit and proper person
All written complaints or objections should be sent to hmo@pkc.gov.uk.
Decision Process
HMO Applications will be considered within three months and the Council will make a decision on the application within 12 months. The extended period is to allow applicants additional time to obtain any permissions, or to carry out necessary work that may be required before the licence is granted.
Applications that meet the standards and do not attract any local objections will be granted and the licence will be sent to you.
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