Landlord licensing in England: which licence do you need?

Some rented homes need a licence from the council. Which one depends on who lives there and where the property is. Here’s how to tell, and what happens if you don’t have one.

The three kinds of licence

Mandatory HMO licence. Needed everywhere in England for a house in multiple occupation with 5 or more people from more than one household who share a kitchen, bathroom or toilet (GOV.UK).
Additional HMO licence. A council can require licences for smaller HMOs too, such as 3 or 4 sharers, across all or part of its area (Housing Act 2004, s.56).
Selective licence. A council can require every privately rented home in a designated area to be licensed, even a single-family let (Housing Act 2004, s.80).

A licence lasts up to 5 years (GOV.UK). The council sets the fee and the conditions, such as sending them a new gas safety certificate every year.

Planning rules for small HMOs (Article 4)

Licensing and planning are separate. Many councils use an “Article 4 direction” so that turning a family home into a small HMO needs planning permission. You can need both planning permission and a licence.

What happens if you don’t have a licence you need

Letting without a required licence is an offence. Instead of prosecuting, the council can give a financial penalty of up to £40,000 (Housing Act 2004, s.249A). Tenants can also apply for a rent repayment order to get rent back.

How to check your property

Find the council for the property’s postcode.
Search its website for “selective licensing” and “additional licensing”. Most councils have a map or an address checker.
Apply before you let, or before the scheme starts. Renew before the licence ends: BeCert can remind you.

Council by council

We’re adding a page for each council, starting with the West Midlands, the first region to open for the landlord database. Each one will link to the council’s own scheme pages and show the date we checked it.

Checked 14 October 2026. This isn’t legal advice. Schemes start, end and change, so always check with the council.

Questions

Do I need a licence for a single-family let?

Only if the council runs a selective licensing scheme covering that address. Otherwise, a home let to one household doesn’t need a licence.

How long does a landlord licence last?

Up to 5 years. The council can grant a shorter licence. Apply to renew before the end date.

What is the fine for not having an HMO licence?

Letting without a licence you need is an offence. The council can prosecute, or give a financial penalty of up to £40,000 instead (Housing Act 2004, s.249A).