The additional and selective discretionary licensing schemes ended on 30 September 2023. We will determine and issue all applications submitted before the schemes ended as soon as possible.
We are reviewing this page and will update it soon.
You need a property licence if you own and rent a property that:
meets the definition of being a house in multiple occupation (HMO) anywhere in Hackney
If you don’t have a valid licence you could face an unlimited fine. You might also receive a rent repayment order.
Houses in multiple occupation (HMO)
Houses in multiple occupation can offer good quality affordable accommodation to people who cannot afford to buy their own homes and are not eligible for council housing.
Definition of a HMO
an entire house or flat which is let to 3 or more tenants who form 2 or more households and who share a kitchen, bathroom or toilet
a house which has been converted entirely into bedsits or other non-self-contained accommodation and which is let to 3 or more tenants who form two or more households and who share kitchen, bathroom or toilet facilities
a converted house which contains one or more flats which are not completely self contained (ie the flat does not have a kitchen, bathroom and toilet) and which is occupied by 3 or more tenants who form two or more households
a building (or part of a building) which is converted entirely into self-contained flats, if the conversion did not meet the standards of the 1991 Building Regulations, and more than one-third of the flats are let on short-term tenancies
in order to be an HMO the property must be used as the tenants’ only or main residence and it should be used solely or mainly to house tenants – properties let to students and migrant workers will be treated as their only or main residence and the same will apply to properties used as domestic refuges
A household is a single person or members of the same family living together. This includes both people who are married or cohabiting (living together), people in a same-sex relationship, any member of a family (aunts, uncles, nieces, nephews, cousins, grandparents, grandchildren (all of which include partners), step children and foster children. It also includes occupiers who are unrelated, living with a family such as carers, au pairs or nannies. Friends occupying a house on a shared tenancy are viewed as multiple households.
Types of property licences
There are three types of licence:
Mandatory HMO licence
This applies to all privately rented properties in Hackney occupied by 5 or more people, making up 2 or more households.
Additional HMO licence
This requirement applies to all privately rented properties in Hackney occupied by 3 or 4 people making up 2 or more households.
In Hackney, buildings (or parts of buildings) which are converted entirely into self-contained flats and the conversion didn’t meet the standards of the 1991 Building Regulations, only need a licence if all the units of accommodation are privately rented.
Selective licence
This applies to all privately rented properties occupied by a single person, 2 people or single household in the Brownswood, Cazenove and Stoke Newington wards.
If you’re the leaseholder within a council owned building and rent the property you still need to apply for a licence if you meet any of the above licence criteria.
If a block contains self-contained flats each requiring a licence under the selective licensing scheme, we will usually prefer that each separate dwelling in a building has its own individual licence.
Individual licences also benefit landlords if they wish to change a managing agent for one of the dwellings, make physical alterations to a particular dwelling, or sell one of the flats because they can do so without affecting the licences of all the other flats in the block.
A single licence for the entire block in any of these events will require a variation of the licence or even a new application.
We can’t refuse to accept a single application for the entire block encompassing all the flats if they are all in the same ownership and management control. In this situation, applicants should contact us for further advice before making an application.
Apply for a property licence
A landlord, managing agent or a third party can apply.
You must comply with the ‘licensing conditions’ which ensure the home you’re renting is properly managed and meets acceptable standards:
You need to provide some documents and information when applying:
Details about the property structure
To help process your application for an HMO licence we ask you provide a plan of the property with your application. The plan should indicate the layout of the property including the size of rooms.
You may already have a plan for the property, drawn for some other purpose. These are acceptable if they show all the information required.
If you do not have a plan, a proportional sketch plan is acceptable if it shows layouts, amenities/facilities and all rooms.
Safety reports
This includes:
gas safety certificate (if there is gas supply to the property) – supplied by a registered gas safe engineer
electrical installation condition report (EICR)
British Standard test report for any fire alarm system – large HMOs only
British Standard test report for any emergency lighting system – large HMOs only
Name and addresses of persons and organisations with an interest in the property
This might include:
landlord
managing agent
private limited companies
We also ask you provide:
landlord accreditation scheme certificate (if you are accredited)
copies of tenancy agreements
Based outside the UK?
We prefer licence holders to be resident in the UK.
We only accept applications for licences from non-UK residents if they have a UK-based managing agent that contractually agrees to be bound by the conditions and obligations imposed by the licence. They must sign a declaration to confirm this.
Contact us for a draft declaration document.
Applications from limited companies are only accepted from companies with a UK registered office. The licence is in the company name.
Payment card details (for payment of fee)
Landlords that have demonstrated they’re able to professionally manage homes through a recognised accreditation scheme like the London Landlord Accreditation Scheme receive a discount of £75.
Mandatory HMO licence
£950 – reduced rate for accredited landlords £875.
Additional HMO licence
£950 – reduced rate for accredited landlords £875.
Selective licence
£500 – reduced rate for accredited landlords £425.
If a block contains self-contained flats each requiring a licence, the fee will be a multiplier based on the number of flats in the block. For example, the fee for a block containing three flats is 3 x £500 = £1500. The accredited landlord discount is applied for each of the flats in the block. In this example, a discount of £225.
Fees are subject to review.
How long does a licence last?
A licence is usually for up to 5 years from the date the licence is issued.
However, we may issue a licence for a shorter period and subject to additional conditions if there are concerns about management standards or property conditions.
We put together a few resources to help you apply for and understand your property licence.
All information and documents submitted with the application are reviewed to ensure they are valid and complete.
The review comprises:
ensuring that information submitted meets minimum requirements
the correct licence fee has been paid
checks that an appropriate person has been proposed to be the licence holder
Land Registry checks to ensure all known interested parties are noted in the licence application
fit and proper person test
If the information submitted doesn’t meet the requirements for the issue of a draft licence we contact the applicant.
An inspection of the property may be undertaken and a copy of the draft licence is posted to all known interested parties, such as co-owners and mortgage providers.
There is a 21 day period where a representation can be made by interested parties. If a representation is received it’s investigated by private sector housing officer.
An inspection won’t always be done prior to issue of the licence. However, in all cases an inspection will be carried out during the period of the licence.
If there are no representations, or all representations are resolved satisfactorily, a licence is issued to all known interested parties.
Rent repayment order
Rent repayment orders allow tenants to claim back up to 12 months’ rent, housing benefit or universal credit when the landlord has committed an offence.