HMO licensing and shared housing rules in Stockton-on-Tees
Quick answer: If you rent a room in a shared house in Stockton-on-Tees, your home may need a House in Multiple Occupation (HMO) licence. You can check the Stockton-on-Tees HMO register and the local licensing rules through your council - find it via GOV.UK: find your local council. Mandatory licensing applies to larger HMOs across England and Wales; some councils also run additional or selective licensing covering smaller shared homes.
Tenants and landlords in Stockton-on-Tees are covered by the same statutory framework as the rest of England regarding Houses in Multiple Occupation (HMOs) and shared accommodation. This guide outlines what you need to know about HMO licensing, selective and additional licensing schemes, and how they affect your rights and responsibilities.
The issue of overcrowding and substandard living conditions has become increasingly pressing due to a rise in the number of people renting in shared houses or flats. The Renters' Rights Act 2025 aims to address these concerns by tightening regulations around HMOs and introducing new protections for tenants. Understanding the legal requirements can help ensure that you're living in a safe, healthy environment.
What the law says
The Housing Act 2004 sets out the criteria for mandatory HMO licensing. Under this act, a property is considered an HMO if it's occupied by five or more people who form two or more households and shares basic amenities like kitchens and bathrooms. Additionally, the Renters' Rights Act 2025 has introduced new provisions to enhance tenant safety and welfare in such environments.
The Housing Act 2004 requires local authorities to licence certain HMOs that meet specific criteria. For example, Section 16 of the Act states that a local authority must license any property where three or more people who aren't members of the same family share accommodation with shared facilities and is at least two storeys high.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 has made significant changes to HMO regulations, particularly regarding licensing. One key change is that councils now have greater discretion to implement selective and additional licensing schemes in their areas. This means that Stockton-on-Tees council can decide whether to license all or certain types of properties beyond the mandatory requirements set by national law.
Under the Act, landlords who fail to comply with HMO regulations may face severe penalties, including rent repayment orders for non-compliance. Landlords must now provide proof of compliance with licensing requirements before renting out a property that falls under their jurisdiction.
What this means for tenants in Stockton-on-Tees
As a tenant in Stockton-on-Tees, you should be aware of the mandatory HMO licensing threshold: if your home houses five or more unrelated people sharing basic amenities, it's likely subject to licensing. Additionally, some local councils may have selective or additional licensing schemes that apply to other types of properties.
If you live in a property that's not licensed when it should be, you may be living in an unsafe environment and could face health risks due to overcrowding or inadequate facilities. Tenants are entitled to report such issues to the Stockton-on-Tees environmental health team, who can issue improvement notices requiring landlords to comply with licensing requirements.
Your next steps if you need help in Stockton-on-Tees
If you suspect that your HMO isn't licensed correctly or want advice on shared housing rules, start by contacting the Stockton-on-Tees council's housing team. Stockton-on-Tees provides guidance and support to both tenants and landlords regarding compliance with local regulations. Alternatively, you can seek free legal advice from Citizens Advice or Shelter.
When approaching these organisations, gather evidence such as lease agreements, correspondence with your landlord, and any documents related to property inspections or complaints. This information will help them better understand your situation and provide more tailored assistance.
Common mistakes to avoid
- Failing to report unlicensed HMOs: If you live in a shared accommodation that should be licensed but isn't, inform the Stockton-on-Tees environmental health team rather than assuming someone else will address it.
- Ignoring selective or additional licensing requirements: Even if your property doesn't meet the mandatory five-person threshold, check with the council to see if selective or additional licensing applies in your area.
- Neglecting room sizes and amenity standards: Ensure that your shared living space meets minimum size and safety standards set out by the local authority.
When to get professional advice
If you believe your landlord has failed to comply with HMO regulations, consult a regulated solicitor for legal guidance. In many cases, free services like Citizens Advice or Shelter can provide sufficient assistance without incurring costs. To find a suitable service, visit their websites or contact the Stockton-on-Tees council directly. Always check whether you may be entitled to certain protections and remedies under UK law before taking any action.
