A House in Multiple Occupation (HMO) is a property let to 3 or more tenants who form 2 or more separate households and share facilities like bathrooms or kitchens. Larger HMOs with 5 or more tenants require mandatory licensing from the local authority, but smaller HMOs may need additional licensing depending on your local council’s scheme.

Why can’t I use standard landlord insurance for my HMO?

Standard landlord policies are designed for a single household on a single tenancy agreement. HMOs have multiple tenants with individual agreements, shared facilities, higher footfall, and greater wear and tear. Standard policies typically exclude HMO occupancy or may be voided if the property is used as an HMO without disclosure.

Do I need a licence for my HMO?

Mandatory HMO licensing applies to properties with five or more tenants from two or more households. Many local authorities also operate additional licensing schemes for smaller HMOs. Your insurer will need to know your HMO licensing status when arranging cover.

Do I need employers’ liability for my HMO?

If you employ anyone — including cleaners, gardeners, or maintenance staff — you are legally required to hold employers’ liability insurance of at least £5m under the Employers’ Liability (Compulsory Insurance) Act 1969. This applies even if staff work part-time or irregularly.

Can I insure an unlicensed HMO?

We can arrange cover for HMOs that do not require licensing — typically smaller properties in areas without additional licensing schemes. If your property requires a licence, you should obtain this before seeking insurance, as operating without one is a criminal offence and may void your policy.

Can I insure multiple HMOs on one policy?

Yes. Landlords with multiple HMO properties can benefit from a portfolio arrangement covering all properties under a single policy with one renewal date. This simplifies administration and can provide cost efficiencies. We work with landlords holding between two and fifty or more HMO properties.

HMO Insurance

Insurance for Houses in Multiple Occupation (HMOs), including licensed and unlicensed properties, shared houses, bedsits, and student lets. Arranged by specialist FCA-regulated brokers.

What Does HMO Insurance Cover?

HMO insurance typically covers the building structure against fire, flood, storm, and malicious damage; property owners liability; and loss of rent following an insured event. Cover is designed for the specific risks associated with multiple occupancy, including higher tenant turnover and shared facilities. Cover is subject to underwriting, insurer terms and acceptance.

Who Needs HMO Insurance?

HMO insurance is required by landlords who let properties to three or more tenants from different households sharing communal facilities. Standard buy-to-let insurance is generally not suitable for HMOs. A specialist HMO policy is required.

How to Get an HMO Insurance Quote

We do not provide instant online quotes. Call us on 01733 263311 or request a call-back and one of our specialist brokers will discuss your property, tenant profile, and licensing status before approaching the market.

Frequently Asked Questions

Is standard landlord insurance suitable for an HMO?

No. Standard landlord insurance is generally not suitable for HMOs. HMO properties carry different risks due to multiple occupancy, shared facilities, and higher tenant turnover. A specialist HMO policy is required.

Do I need a licence to get HMO insurance?

HMO insurance is available for both licensed and unlicensed HMOs. However, if your property requires a mandatory HMO licence you must ensure you hold a valid licence. We can arrange cover for both licensed and unlicensed HMOs.

Does HMO insurance cover accidental damage by tenants?

Accidental damage cover can be included in an HMO policy, but malicious damage by tenants is a separate cover option. We will advise on the most appropriate cover for your property and tenant profile.

Cover is subject to underwriting, insurer terms and acceptance. Focus Insurance Services is authorised and regulated by the Financial Conduct Authority (FRN 717691).