A House in Multiple Occupation (HMO) is a term that applies to any living accommodation occupied by 3 or more unrelated persons as their only or main residence, and who share kitchen and/or bathroom facilities. Living accommodation occupied by students during term-time is always regarded as their main residence.
If you are renting out a house like this (or intend to do so), you must have an HMO Licence. This is a requirement under Part 5 of the Housing (Scotland) Act 2006 as amended.
Note, the definition of an HMO is different for Council Tax liability purposes. Please visit the Council Tax HMO page for more information.
Legislation
HMO Licensing falls under Part 5 of the Housing (Scotland) Act 2006 as amended
Planning Permission
In addition to having an HMO licence, planning permission may be required to use a property as an HMO.
Please see the Aberdeen Planning Guidance on HMOs and Overprovision for more information. As outlined in this guidance, a planning application for a ‘change of use’ will generally be required where a house or flat will be occupied by 3 or more unrelated people.
Prospective applicants should be aware that the planning guidance identifies areas of the City where there is deemed to be an excessive concentration of existing HMOs and in which planning permission for further HMOs is unlikely to be granted. If you have any queries on planning requirements for HMOs, please email PI@aberdeencity.gov.uk.
Please ensure that you have checked to see if your property requires planning permission before applying for an HMO licence.
Apply for an HMO licence
If you require an HMO Licence or to renew an HMO licence, please complete the online application form below.
Guidance notes outlining the HMO Application process can be found in the related content box at the bottom of this page.
Your HMO Licence application will be handled by the Council’s HMO Officers who will use the following guidance to determine the standards required at your property before an HMO Licence can be granted: Licensing Houses in Multiple Occupation Guidance Notes for Scottish Local Authorities.
HMO licence fees
We cannot accept an HMO licence application unless it is accompanied by the relevant HMO licence fee. You will be required to make a card payment for the relevant fee upon submission of your online application.
If a refund of HMO Fees is requested, the amount of any refund will depend on the stage to which the application has been processed prior to withdrawal.
Fire safety
Enforcement of fire safety in HMO properties is the sole responsibility of the Scottish Fire & Rescue Service (SFRS) under Part 3 of the Fire (Scotland) Act 2005, as amended. A Fire Safety Risk Assessment for the HMO premises must, by law, be carried out by a competent person. For further information, click on the above link or contact the Scottish Fire and Rescue Service.
HMO licence conditions
Every granted HMO licence is subject to 11 standard conditions.
Withdrawing pending HMO licence applications or surrendering HMO licences
If you wish to withdraw your pending HMO licence application or surrender your HMO licence at any stage, please confirm in writing to: HMOUnit@aberdeencity.gov.uk. Depending on the stage of the pending application or granted licence, you may be eligible for a partial refund of the fee you paid when you submitted the application. If such a refund is due, we will write to you confirming the amount to be refunded then we will refund that amount directly to the credit/debit card which was used to pay the fee when the application was submitted.
Register of HMO licences and licence applications
The Council is legally required to maintain a public register of HMO licence applications and granted HMO licences.
Objection process
Objections to a current application must be received in writing within 21 days of a public notice being displayed by the applicant outside a property. Email objections can be sent to HMOUnit@aberdeencity.gov.uk stating the reason for objection. The objection must be signed. All applications that receive an objection must be heard at the Council’s Licensing Committee.
Advice for HMO tenants
If you live in an HMO, ask your landlord if they hold a current HMO licence. If your landlord does not hold a licence, your home may not meet the HMO standards and may be unsafe in terms of gas safety, electrical safety, and fire safety. You can check if your landlord holds a current licence by viewing the public register. Please email HMOUnit@aberdeencity.gov.uk if you require any advice about the standard of your accommodation.
Notes for neighbours
Do you live next door to an HMO or are there HMOs in your street? If you are experiencing problems from neighbouring HMOs, contact us for advice on the email address below. If these problems include antisocial behaviour, you can also contact the Community Safety Team.
RAAC
Reinforced autoclaved aerated concrete (RAAC) is a lightweight construction material that was used in construction between the 1950s and 1990s. It was used mostly in flat roofing, but also in some pitched roofs, floors and walls. Despite its name, it is very different to traditional concrete although it looks similar. It is aerated, or ‘bubbly’, and it has now been found to be less durable than traditional concrete.
For new HMO Licence applications and renewals involving properties with confirmed or suspected RAAC, it is the property owner’s responsibility to provide a structural engineer’s report. This report must be prepared by a Chartered Structural Engineer (IStructE) or a similarly qualified professional. Any assessment conducted by a professional other than an IStructE engineer must strictly follow the IStructE guidance.
The structural engineer’s report must confirm:
Whether the property is safe and fit for habitation in accordance with the Repairing Standard under the Housing (Scotland) Act 2006.
Any remedial works required for the property to meet safety standards. No application will proceed unless all remedial works have been completed and certified as compliant by the suitably qualified structural engineer.
Further information on RAAC is available via our website.
Contact details
HMOUnit@aberdeencity.gov.uk