Rent increases in shared houses and HMOs: your rights explained

Living in a shared house adds a layer of complexity to almost everything — and rent increases are no exception. Whether you are on a joint tenancy with housemates or renting a room under your own individual agreement, the rules around Section 13 rent increase notices apply to you. But how they apply depends on your specific setup.

This guide breaks down how rent increases work in shared houses and houses in multiple occupation (HMOs), what your rights are, and where shared tenants actually have some advantages that many people do not realise.

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First: what type of tenancy are you on?

This is the single most important thing to establish, because it determines how rent increases work in your household. There are two main arrangements in shared houses:

Joint tenancy

All tenants are named on one tenancy agreement. You share responsibility for the whole rent — not just your room. If the rent is £1,800 per month for a three-person house, all three of you are jointly liable for the full £1,800.

With a joint tenancy, the landlord serves one Section 13 notice that covers the entire property. The proposed increase applies to the total rent, not to individual shares.

Individual tenancy agreements

Each tenant has their own separate agreement — usually for a specific room, with shared use of communal areas. This is more common in HMOs managed by professional landlords or letting agents.

With individual agreements, the landlord must serve a separate Section 13 notice to each tenant. Each notice proposes an increase for that tenant's individual rent. Each tenant's situation is handled independently.

If you are not sure which type of tenancy you have, check your agreement. The names on it and the structure of the rent will usually make it clear.

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How challenges work on a joint tenancy

Here is where shared tenants have an important advantage: any one tenant on a joint tenancy can refer the Section 13 notice to the tribunal. You do not need all housemates to agree. You do not need them to sign anything. One person can make the referral, and it covers the entire tenancy.

This is worth knowing, because it means:

• If one housemate thinks the increase is too high but the others are not bothered, that one person can still challenge it
• The tribunal will assess the market rent for the whole property, not individual rooms
• The decision applies to everyone on the tenancy — all tenants benefit from a lower determination

The flip side is that you cannot challenge only your "share." The notice covers the full rent, so the tribunal considers the full rent.

If you want to understand the challenge process from start to finish, our guide on how to challenge a Section 13 rent increase covers every step.

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How challenges work with individual agreements

If each tenant has their own agreement, each person is responsible for their own notice. Your housemate's rent increase is legally separate from yours — different amounts, potentially different dates, and different grounds for challenging.

This means:

• You can challenge your own increase without affecting anyone else
• Your housemate might accept their increase while you challenge yours
• The tribunal will assess market rent for your room and shared facilities specifically, not the whole property
• Each challenge is a separate application

In practice, if the landlord has proposed the same percentage increase for all tenants and you are in similar rooms, it may make sense to coordinate. But legally, each case stands alone.

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What counts as an HMO?

A house in multiple occupation (HMO) is defined in the Housing Act 2004. The basic definition is:

• Three or more people live in the property
• They form two or more separate households (a couple is one household; unrelated individuals are separate households)
• They share one or more basic amenities — typically a kitchen, bathroom, or toilet

A house shared by three friends who are not related to each other is an HMO. A flat shared by a couple and one other person from a different household is also an HMO.

This matters for rent increases because HMO status brings additional regulatory requirements — and if your landlord has not met them, it can affect your position.

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HMO licensing: when it matters for rent increases

HMOs in England are subject to licensing requirements. There are two main types:

Mandatory licensing

Applies to HMOs with five or more people from two or more households, regardless of how many storeys the building has. This is a national requirement under the Housing Act 2004.

Additional licensing

Many local councils operate additional licensing schemes that cover smaller HMOs — sometimes all HMOs with three or more tenants in certain areas. The rules vary by council, so you need to check what applies where you live.

Why licensing matters for your rent increase

If your property requires a licence but does not have one, this has significant implications:

1. Rent repayment orders. You can apply to the First-tier Tribunal for a rent repayment order (RRO), which can require the landlord to repay up to 12 months of rent. This is a separate process from challenging a Section 13 increase, but it is powerful leverage.

2. Section 13 validity. The Section 13 notice itself may still be technically valid even if the property is unlicensed. However, an unlicensed HMO suggests broader non-compliance that the tribunal may take into account when assessing the property.

3. Negotiation leverage. Knowing your landlord is operating without the required licence gives you a strong position in any negotiation. Most landlords would rather agree to a reasonable rent than face a rent repayment order.

You can check whether your property needs a licence by searching your local council's website for their HMO licensing requirements.

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How the Renters' Rights Act changes things for shared tenants

From 1 May 2026, the same Renters' Rights Act changes that affect all tenants also apply to shared houses and HMOs:

• No higher-than-proposed rent. The tribunal cannot set rent above the figure on the Section 13 notice. For joint tenants, this means the total rent cannot exceed the proposed total. For individual agreements, each tenant's rent cannot exceed what was proposed on their individual notice.

• No backdating. The new rent takes effect from the tribunal's decision date, not from the date originally specified in the notice. This removes the risk of owing back-payments for the period while your case was being considered.

• One increase per year remains. Your landlord can still only raise rent once every 52 weeks using Section 13. In joint tenancies, this applies to the single tenancy. In individual agreements, the 52-week rule applies to each individual tenancy separately.

These changes apply equally whether you are in a self-contained flat or a six-bedroom HMO. Read our detailed breakdown of what the Renters' Rights Act means for rent increases.

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Practical tips for shared house tenants

Talk to your housemates

Even if you are on individual agreements, it is worth having a conversation when rent increases arrive. You may want to:

• Compare the proposed increases — are they proportionate?
• Share research on comparable rents in the area
• Decide whether to negotiate collectively or individually
• Agree on who will take the lead if you are on a joint tenancy

Gather evidence together

Comparable rental evidence is the same regardless of which housemate presents it. Pool your research:

• Look at similar shared houses on Rightmove, Zoopla, and SpareRoom
• Check HMO room rents specifically if you are on individual agreements
• Note property condition issues that affect the whole house

Check the licence

It takes five minutes to check whether your property should be licensed. Search "[your council name] HMO licensing" and compare the requirements against your living situation. If the property should be licensed and is not, that is important information to have before you negotiate or apply to the tribunal.

Know your deadline

Whether you are on a joint or individual tenancy, the deadline to challenge is the date on the Section 13 notice when the increase is due to take effect. If you want to understand more about notice periods and timing, see our guide on can I refuse a rent increase.

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You have the same rights as any other tenant

Living in a shared house does not reduce your protections. The Section 13 process, the right to challenge, and the tribunal route are all available to you — whether you are in a two-person flat share or a large HMO.

The key is understanding whether you are on a joint tenancy or individual agreements, because that determines how the process works in practice. Once you know that, everything else follows the same path as any other rent increase challenge.

If you are not sure where you stand, check your Section 13 notice with RentSOS to see whether there are any issues with the notice itself — it works for shared houses and HMOs just the same as any other property.