Houses in multiple occupation (HMO) licensing

You’ll need to get a licence to rent out your property if it is a house in multiple occupation (HMO).   

You need to apply for a licence if:  

  • you let a house to three or more people, and
  • your tenants are not all from the same family or household, and
  • your tenants share a bathroom, toilet, living room or kitchen  
Important

You’ll not be able to evict anyone without a licence. Tenants can reclaim from you up to 12 months' rent. 

Renting without a licence is illegal. It can lead to fines or court action. 

Types of HMO licences  

There are two types of licenses that apply to privately rented HMOs in Redbridge:  

  • mandatory licence set by the government
  • additional licence  

Mandatory HMO licence  

This applies to all privately rented properties in Redbridge  

  • occupied by 5 or more people, and
  • making up 2 or more households  

Additional HMO licence  

This applies to all privately rented properties in Redbridge:   

  • occupied by 3 or 4 people, and
  • making up 2 or more households  

Some buildings which are converted into self-contained flats also need a licence if:  

  • the conversion did not meet the standards of the 1991 Building Regulations
  • all the units of accommodation are privately rented 
  • there are 3 or more flats, all owned or managed by the same person 

View notice of designation for additional HMO licensing scheme. This gives the full details of the scheme, properties and areas it applies to. 

 

Check if you need planning permission  

You might need planning permission to convert your property to an HMO.  

Check if you need planning permission

If your property does not have the right planning permission, we’ll give you time to fix this. But you still need to apply for an HMO licence.  

 

Cost   

The licence fee is payable in two parts.  

You’ll get a £35 discount on the second part of the fee if you show proof of your landlord accreditation when you apply.   

Number of households 

First stage fee 

Second stage fee 

Total fee 

2 

£621 

£1043 

£1664 

3 

£621 

£1136 

£1757 

4 

£621 

£1242 

£1863 

5 

£621 

£1329 

£1950 

6 

£621 

£1428 

£2049 

7 

£621 

£1521 

£2142 

8 

£621 

£1615 

£2236 

9 

£621 

£1714 

£2335 

10+ 

£621 

£1813 

£2434 

 

There is an extra £124.20 fee if you complete a paper application.      

You’ll need to make the first stage payment when you submit the application. We’ll send you details of how to make the second stage payment online.  

 

What you need 

You'll need:  

  • Floor plans showing fire exits, hard-wired smoke alarms and heat detectors. It does not need to be done by an architect or surveyor
  • Fire risk assessment
  • Fire detection system certificate
  • Emergency lighting certificate if it applies 
  • Proof that you have planning permission to run a HMO
  • a Gas safety certificate for all gas appliances
  • an Electrical Installation Condition Report (EICR)
  • Portable appliance test certificate (PAT test)
  • Proof that you went to a landlord accreditation course. The course must be from LLAS or a similar organisation. You’ll need to do this within 18 months of getting the full licence  

Make sure you have all the information you need before you start.   

You can add your documents when you apply online.  

 

How to apply  

This guidance will help you complete the application form:   

Apply for a HMO license 

What happens next?  

We’ll check your application and process this within three months. This will be from the date you have submitted your full application and paid your first stage fee.   

We may ask you to provide us with more information.  

We’ll send you an email to tell you of our decision.  

If your application is approved  

We’ll send you a draft licence. We’ll wait 14 days before we issue you with a final licence. This will give you the opportunity to review what we have put on your licence.   

A licence lasts for five years.  

We’ll visit your property during the time of your licence. This is to make sure that you're meeting the conditions.   

Most visits will be made through an appointment, but some may be unannounced. 

 

Conditions of the licence  

Your HMO licence will contain some conditions. Some of these conditions apply to all HMO licences and some may be specific to your HMO.   

This includes:   

  • Landlord accreditation training 
  • fire safety regulations
  • kitchen facilities requirements
  • property heating requirements
  • bathroom facilities requirements  

You should read the conditions attached with your licence to make sure that you comply with them. If you do not comply with your licence conditions, you’ll be breaking the law.  

See the mandatory HMO Licence Conditions 

See the additional HMO Licence Conditions  

 

Renew a licence  

A HMO licence is valid for a maximum of 5 years. The expiry date of your HMO licence is shown on your licence. 

If you already have an HMO licence, you can renew it online. 

You should apply to renew your licence a month before it expires.  

 

Refunds 

We’ll give you a refund if you:  

  • sent in the same application more than once 
  • applied for an exempt property by mistake 

The refund will only go to the person who paid. We’ll use the same payment method (like the credit card you used).  

You’ll not get a refund if:  

  • we refuse your application
  • you cancel your application
  • you sell or stop renting your property
  • there is a Prohibition Notice on your property
  • we take away your licence
  • you do not get planning permission for a new licence  

Ask for a refund 

 

If you’re unsure if the property meets the HMO requirements 

We can arrange a visit to your property.  

We can give you details on how your property can be made compliant and what you need to do to fix any issues.   

This service will cost £477.    

Contact us to visit to your property