Licensing types + which boroughs + cost 2026
Three HMO licensing schemes operate in London under Housing Act 2004: (1) Mandatory HMO licence — applies nationwide to any HMO occupied by 5+ persons forming 2+ households sharing kitchen/bathroom/WC. All 32 London boroughs + City of London apply mandatory licensing. Fee £900–£2,400 per licence for 5-year term (Camden £1,900, Hackney £1,850, Lambeth £1,720, Newham £2,400, Tower Hamlets £2,100, Westminster £2,250, K&C £2,100 — fee varies per LPA). (2) Additional HMO licensing — borough-specific designation extending licensing to smaller HMOs (3–4 occupants forming 2+ households). Currently designated in 25+ London boroughs covering most of inner London + parts of outer London. Newham (borough-wide), Tower Hamlets (borough-wide), Waltham Forest (borough-wide), Hackney (borough-wide), Camden (designated wards), Croydon (borough-wide), Brent (designated wards), Ealing (designated wards). Check borough HMO Register + designation map before purchase or letting. (3) Selective licensing — wider scheme covering all rented dwellings (not just HMOs) in designated areas — Newham (renewed 2023–28), Croydon (renewed 2024–29), Waltham Forest (2020–25, renewal consultation), Brent (renewed 2025–30), Tower Hamlets (renewed 2024–29). Selective licence fee £450–£900 per dwelling 5-year term. Application process: online portal per borough; upload floor plans, valid EICR (see [[eicr-cost-london-rewire]]), Gas Safety Certificate, EPC (E or above mandatory — see [[mees-regulations-private-rented-london]]), Fire Risk Assessment (PAS 79), HHSRS risk assessment, applicant + manager fit-and-proper declarations, planning consent evidence if C4/sui generis (see [[converting-house-to-hmo-london-planning]]). LPA inspection 8–16 weeks typical (12–24 weeks Newham + Waltham Forest backlog). Inspector checks: room sizes vs HMO Standards 2018 (see [[minimum-room-sizes-hmo-london-2026]]), amenity ratio (see [[hmo-amenity-standards-london]]), fire-safety (see [[hmo-fire-safety-compliance-london]]), management arrangements. Conditions: typical 30–60 conditions inc gas/electrical annual renewal, FRA review annual, alarm test monthly, manager 24/7 contact, deposit protection, complaints procedure. Penalty for unlicensed operation: £30,000 civil penalty per offence (LURA 2016 + Housing Act 2004 s72); plus tenant Rent Repayment Order up to 12 months rent. Rogue Landlord database entry.
Renewal + variations + transfers + appeals
5-year renewal: apply 12 weeks before expiry — renewal fee 5–15% lower than initial. Re-inspection covering changes + complaint/enforcement history. Lapsed licence = unlicensed from day after expiry. Variations: change of manager (notify within 7 days, £180–£280 admin fee); change of occupant maximum (variation £280–£540 + may trigger re-inspection); change of layout (notify + updated plans + certificates £180–£480 fee). Transfers: licence personal to holder + property — non-transferable. New owner must apply within 28 days of completion. Conveyancing enquiry on HMO purchase: current licence copy + last inspection report + any open enforcement + Article 4 status (see [[article-4-hmo-london-which-boroughs]]). Appeals: refusal/conditions/revocation to First-Tier Tribunal (Property Chamber) within 28 days. Tribunal fees £100–£300 + representation £1,800–£5,400. Success 35–55% on fact-driven appeals; 55–70% on civil penalty procedural appeals. Builderr default for landlord clients: pre-application LPA engagement + design HMO to exceed minimum standards by 10–15% margin = faster grant + less re-inspection risk + fewer conditions. Typical 6-bed HMO conversion from 3-bed house: £85,000–£165,000 inc fire-doors + bathrooms + kitchen + rewire + EWS1 if 18m+.
