The London Borough of Harrow actively enforces HMO licensing requirements. Landlords operating properties that meet the HMO threshold without a licence face criminal prosecution, civil financial penalties, and — critically — Rent Repayment Orders that can strip up to 12 months of rental income from their accounts.
When Does Mandatory HMO Licensing Apply?
A property requires a mandatory HMO licence in Harrow when it is occupied by five or more people forming two or more separate households, and at least some of the occupants share facilities such as a kitchen or bathroom. This threshold catches the majority of larger shared houses and professional lets.
The council may also operate additional licensing schemes covering smaller HMOs — properties with three or four occupants that would not otherwise require a mandatory licence. Landlords should check directly with the London Borough of Harrow licensing team for the current position on additional licensing in their specific area.
HMO Licence Conditions: What is Typically Required
- Minimum room sizes — typically 6.51m² for one adult, 10.22m² for two adults
- Interlinked mains-wired smoke alarms on every floor and in every habitable room
- Heat detectors in kitchens
- Fire doors on habitable rooms and kitchen
- Emergency lighting in communal areas (in larger HMOs)
- Annual gas safety inspection and valid Gas Safety Record
- EICR certificate within the required period
- Adequate bathroom and kitchen facilities for the number of occupants
- Fit and proper person declaration from the licence holder
The Cost of Non-Compliance
Operating an unlicensed HMO is a criminal offence. The London Borough of Harrow can impose civil financial penalties of up to £30,000 per offence. Tenants living in an unlicensed HMO can apply to the First-tier Tribunal (Property Chamber) for a Rent Repayment Order, recovering up to 12 months of rent paid during the period of unlicensed operation.
Landlords who have been prosecuted or received a civil penalty for HMO offences may also be found not to be a fit and proper person for future licence applications — effectively barring them from operating HMOs in the future.