Houses in Multiple Occupation (HMOs)

Apply for a temporary exemption notice for an HMO

A landlord of a HMO may apply to temporarily avoid licensing requirements while they take steps to ensure the property is no longer a licensable HMO.

This exemption is typically for 3 months and a second Temporary Exemption Notice (TEN) may be granted in exceptional circumstances, extending the total exemption period to 6 months. 

At the expiry of the notice, if the property remains licensable then the person must make an application for a licence.

Circumstances when a TEN may be appropriate are:

• the property is in the process of being sold and there are signed contracts for exchange within the next 3 months
• a possession order has been issued by the courts

Temporary exemption where the licence holder has deceased

If the licence holder dies while the licence is in force, the licence ceases to be in force on the date of their death.

For a period of 3 months the house is treated as if a TEN had been granted. During this period, the personal representative of the owner may request this period be extended for a further 3 months. 

If more than 6 months have passed since the date of the licence holders’ death, an application for a licence must be made.

This needs to be from the person managing or in control, the person to whom the rent is paid. Failing to apply for an HMO licence is an offence under the Housing Act 2004.

Last updated 19 September 2025