London HMO Licence Application: Property Standards You Must Meet

Who Needs a Mandatory HMO Licence in London?

A mandatory HMO licence is required for any property in England, including all London boroughs, that is occupied by five or more people forming two or more separate households, who share basic facilities such as a kitchen or bathroom. This threshold applies regardless of whether the property is a converted terraced house, a purpose-built shared house, or a large flat. If your London property meets this definition, you must hold a current mandatory HMO licence from the local borough council before letting it. Operating a licensable HMO without a licence is a criminal offence under the Housing Act 2004, carrying an unlimited fine in the magistrates court and, for repeat or serious offenders, a banning order that prevents the operation of HMOs across England.

In addition to mandatory licensing, many London boroughs operate additional licensing schemes that extend licensing requirements to smaller HMOs — typically those with three or four occupants — and selective licensing schemes that require all rental properties in designated areas to hold a licence. Boroughs with extensive additional licensing coverage include Islington, Camden, Southwark, Hackney, Tower Hamlets, and Lambeth. Before purchasing or letting any London property as an HMO, check your specific borough council website to determine exactly which licensing obligations apply to your property.

Minimum Room Sizes

One of the most frequently cited reasons for HMO licence refusal in London is failure to meet minimum bedroom sizes. The Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 specify that any room used for sleeping by a single adult must have a floor area of not less than 6.51 square metres. A room used for sleeping by two adults must have a floor area of not less than 10.22 square metres. Rooms of between 4.64 and 6.51 square metres may be used for sleeping by a child under 10 years old only. Rooms with a floor area below 4.64 square metres must not be used for sleeping at all and cannot count toward the licensed occupancy. These are national minimum standards; some London boroughs specify higher minimums through their local additional licensing conditions.

Kitchen and Bathroom Provision

The minimum facilities required vary by borough, but as a general standard London councils expect one adequate kitchen for every five occupants and one bathroom or shower room with toilet for every five occupants. For a six-person HMO, this typically means at least two toilets and wash hand basins and kitchen facilities of sufficient size and specification to serve the household. Kitchens must typically provide adequate cooking facilities (number of hobs, oven, and work surface relative to the number of occupants), a refrigerator, and food storage — exact requirements are specified in each council's licensing conditions. Bathroom adequacy is assessed by the local council during the licence inspection; a shower room with a small tray may not satisfy the inspector for a five-person HMO in boroughs with higher standards.

Fire Safety Requirements

Fire safety is the area in which HMO licence conditions are most detailed and most frequently cause licence refusal or conditions to be imposed. Standard fire safety requirements for most licensed London HMOs are: mains-wired interlinked smoke alarms on every landing and in every habitable room; a heat alarm in the kitchen; CO alarms in every room containing a fixed combustion appliance; fire doors with self-closing devices on all bedroom doors and on the kitchen door; a protected fire escape route from every floor to the final exit; fire exit signage where required; and an emergency lighting system in common areas for larger HMOs. A fire risk assessment must be carried out under the Regulatory Reform (Fire Safety) Order 2005. The fire risk assessment must cover all common parts of the HMO and must be reviewed following any change in occupancy, layout, or fire safety measures, and at least every two years for ongoing licensable HMOs.

Gas Safety and Electrical Safety

A current Gas Safety Certificate covering all gas appliances and pipework in the HMO is a mandatory condition of the HMO licence. The certificate must be renewed annually, and a copy must be provided to tenants and to the council on request. An Electrical Installation Condition Report (EICR) must also be current — the private rented sector EICR regulations require renewal at least every five years, and many councils require an EICR as part of the initial licence application and at each renewal. For an HMO with multiple circuits, tenant rooms, communal areas, and potentially emergency lighting circuits, the EICR will typically take 5 to 7 hours and cost £300 to £500 in London.

Furniture and Fitting Standards

Furniture provided in an HMO must comply with the Furniture and Furnishings (Fire Safety) Regulations 1988 (as amended), which require that all upholstered furniture meets specified fire resistance standards. Non-compliant furniture — items manufactured before 1988 or without the required fire safety labels — must be removed before the licence application or before new tenants take up residence. The licence inspector will check for compliance with furniture regulations during the property inspection. This is an area where second-hand furniture sourced from online platforms frequently causes problems.

Management Obligations and Licence Conditions

An HMO licence is issued with a set of management conditions that the licence holder is obliged to comply with throughout the licence period. These typically include: maintaining the property in a clean and well-maintained condition; carrying out repairs within specified timeframes after notification; ensuring all fire safety measures are maintained and tested; providing tenants with a written statement of the terms of their licence or tenancy; keeping a record of all tenants and providing this to the council on request; and ensuring the property is not overcrowded beyond the licensed occupancy limit. Failure to comply with licence conditions can result in revocation of the licence and prosecution.

Application Process, Fees, and Duration

The HMO licence application is made to the local borough council using their published application form. The application must include details of the property, the proposed licence holder and manager, and evidence of gas safety and electrical compliance. Many London councils also require a completed fire risk assessment or fire safety specification as part of the application. Fees vary significantly by borough — typical mandatory licence fees in London range from £500 to £1,500 for a five-year licence, with some boroughs charging per bedroom. Most applications are decided within 8 to 12 weeks, though this varies. The licence is valid for up to five years and must be renewed before expiry; the renewal application should be submitted at least three months before the current licence expires.