HMO Licensing in Nottingham: Fees, Additional Licensing & Article 4 (2026)
Nottingham is one of England's most significant student cities — home to the University of Nottingham and Nottingham Trent University with a combined student population of over 60,000. It also has one of the most active HMO licensing regimes in the East Midlands, including a city-wide additional licensing scheme and a strict Article 4 Direction.
If you're a landlord in Nottingham, here's what you need to know.
Related: How Much Does an HMO Licence Cost? | HMO Licence Requirements Checklist
Nottingham's Three-Layer Licensing System
Mandatory HMO Licensing
Required for all properties with 5 or more persons from 2 or more households sharing amenities — a national requirement enforced by Nottingham City Council.
Additional Licensing — City-Wide
Nottingham City Council has had a city-wide additional licensing scheme that extends the requirement to properties with 3 or more persons from 2 or more households. This effectively means almost all HMOs in Nottingham require a licence, not just the larger ones.
Selective Licensing
Nottingham also operates selective licensing designations in certain wards, which can require a licence for any privately rented property in those areas.
Check the current status of all schemes at nottinghamcity.gov.uk.
Nottingham HMO Licence Fees (2026)
| Licence type | New application | Renewal |
|---|---|---|
| Mandatory (5+ persons) | ~£1,050 | ~£860 |
| Additional (3–4 persons) | ~£850 | ~£700 |
Discounts available for NRLA members and properties with up-to-date accreditation. Verify current fees at Nottingham City Council's website.
Article 4 Direction — Critical for Nottingham Landlords
Nottingham City Council has an Article 4 Direction in operation that is particularly significant given the city's high HMO density. Under the Direction, converting a property from residential (C3) to small HMO use (C4) requires planning permission in designated areas.
The Direction covers large portions of the city including:
- Lenton and Dunkirk (heavy student population)
- Radford
- Arboretum
- Forest Fields
- Hyson Green
- Parts of Sherwood
What this means in practice: Buying a property in these areas to convert to an HMO is not simply a matter of getting a licence. You also need to apply for planning permission for change of use. Applications are assessed against the council's planning policies, and in saturated areas, they are sometimes refused.
Nottingham City Council has been one of the most active councils in restricting further C3-to-C4 conversions in areas of high HMO concentration, citing community balance and the impact on owner-occupier neighbourhoods.
What Documents Does Nottingham Council Require?
- Gas Safety Certificate (current, Gas Safe engineer)
- EICR (within 5 years)
- EPC (E rating minimum, within 10 years)
- Floor plans with room dimensions
- Smoke, heat, and CO alarm layout
- Fire door schedule
- Proof of ownership or management mandate
- Photo ID for licence holder
Licence Conditions in Nottingham
Nottingham's licence conditions reflect both national standards and local priorities:
Fire safety:
- Interlinked Grade D alarms on all floors (smoke on all floors, heat in kitchen)
- CO alarms in rooms with gas appliances
- FD30 self-closing fire doors throughout
- Emergency lighting in communal areas on multi-storey properties
Room sizes:
- Single: minimum 6.51m²
- Double: minimum 10.22m²
Amenities:
- Kitchen facilities adequate for occupancy numbers
- At least 1 WC per 5 occupants
- Landlord's contact details displayed in communal area
Nottingham's Enforcement Record
Nottingham City Council is known for active HMO enforcement. The council has successfully prosecuted a number of high-profile landlords for operating unlicensed HMOs and has issued significant civil penalties.
The university student unions publish information on how to check whether a property is licensed, and many students now check the council's public register before agreeing to rent. An unlicensed property in Nottingham is increasingly difficult to let to informed tenants.
Consequences of non-compliance:
- Up to £30,000 civil penalty per property
- Rent Repayment Order: tenants reclaim up to 12 months' rent
- No valid Section 21 while unlicensed
- Criminal prosecution in the most serious cases
The HMO Saturation Problem in Nottingham
Nottingham has long grappled with HMO saturation in certain wards. The council's planning policy restricts further C4 conversions in areas where more than a certain percentage of properties are already HMOs (the specific threshold varies by ward).
For landlords looking to invest in Nottingham, this makes the planning check even more important than in most cities. A property that can be licensed may not be approvable for change of use if the ward is already at or above the concentration threshold.
How to Apply
- Check current schemes and your property's status at nottinghamcity.gov.uk
- Verify planning permission status if converting a new property
- Gather all required documents
- Submit online application and pay fee
- Await inspection (Nottingham typically inspects before granting new mandatory licences)
- Display licence on receipt
Stay Compliant Across Your Nottingham Portfolio
Given Nottingham's active enforcement record and citywide additional licensing, compliance isn't optional — and manual tracking is how things slip.
HMO Hub gives Nottingham landlords:
- Nottingham-specific checklist — 140+ items including council-specific requirements
- Certificate expiry alerts — email reminders for Gas Safety, EICR, EPC and more
- Licence renewal tracking — never operate unlicensed
- Planning permission notes — flag Article 4 obligations per property
- Inspection-ready PDF export — be ready for Nottingham's proactive inspection programme
Try free at hmohub.uk — no card needed.
Last updated March 2026. Nottingham's licensing schemes and fees change. Always verify current requirements at nottinghamcity.gov.uk.