HMO licensing in Barrow-in-Furness
A House in Multiple Occupation (HMO) is a home rented to three or more people who do not live as one household and who share facilities such as a kitchen, bathroom or toilet. In Barrow-in-Furness, an HMO rented to five or more people forming at least two households needs a licence from Westmorland and Furness Council. Smaller HMOs do not need a licence but must still meet HMO management standards.
Official source: westmorlandandfurness.gov.uk/housing/housing-standards/houses-multiple-occupation-hmos
What counts as an HMO?
In England a property is generally an HMO if it is let to at least three people who form more than one household and share facilities. A household is a single person, a couple, or members of the same family living together. The HMO can be a whole building or part of one.
- What is an HMO?
- What counts as a household for HMO purposes?
- Is my house share an HMO?
When does an HMO in Barrow-in-Furness need a licence?
Westmorland and Furness Council, which covers Barrow-in-Furness, states that an HMO rented to five or more people forming at least two households needs a licence, and each licensable HMO needs its own licence. The owner is also responsible for checking whether planning permission or building control approval is needed.
- Do I need an HMO licence in Barrow-in-Furness?
- Which council issues HMO licences in Barrow?
- How many tenants before an HMO needs a licence?
How much does an HMO licence cost and how long does it last?
The council states the licence fee currently costs £700 for a 5-bedroom property plus £20 per additional room, for both new licences and renewals. A licence can last up to five years and limits how many people can live in the property during that time. Licences come with conditions that must be met throughout, with proof provided on application and on request. Licence holders and managers must pass fit and proper person checks.
- How much is an HMO licence in Barrow?
- How long does an HMO licence last?
- What is a fit and proper person check?
What standards must an HMO meet?
Licensed HMOs must meet minimum bedroom sizes of 6.51 square metres for one adult and 10.22 square metres for two, provide adequate kitchen, bathroom and waste facilities, and have a valid gas safety certificate, an electrical installation condition report, working smoke alarms, carbon monoxide alarms where required and suitable fire safety measures. Westmorland and Furness Council also applies its own amenity standards.
Every HMO needs a fire risk assessment by a competent person, reviewed at least every five years. The council works with Cumbria Fire and Rescue Service to inspect properties.
- What is the minimum room size in an HMO?
- Does an HMO need a fire risk assessment?
- What safety certificates does an HMO need?
What happens if an HMO is not licensed or managed properly?
Operating a licensable HMO without a licence is a criminal offence, and tenants may be able to reclaim rent through a rent repayment order. Westmorland and Furness Council states that failure to manage an HMO can result in a £30,000 fine or prosecution.
- What is the fine for an unlicensed HMO?
- Can tenants claim rent back from an unlicensed HMO?
Key takeaways
- An HMO is a home let to three or more people from more than one household who share facilities.
- In Barrow-in-Furness, HMOs with five or more people from two or more households need a Westmorland and Furness Council licence.
- The fee is currently £700 for five bedrooms plus £20 per extra room, and a licence lasts up to five years.
- Smaller HMOs still carry management duties; failure to manage can lead to a £30,000 fine.
- This is general guidance, not legal advice; check current requirements with the council.
Related
Citations
- Westmorland and Furness Council: Houses in Multiple Occupation (HMOs)
- Lion Property Management: Do I need an HMO licence in Barrow-in-Furness?First-party
Last reviewed 19 October 2026 by Lion Property Management.
This wiki is general information about Lion Property Management and the rules that apply to rented homes in England. It is not legal advice. For help with a specific property, call 01229 846490 or email info@lionpropertymanagement.co.uk.