HMO Licensing in London: Borough-by-Borough Guide for Landlords (2026)
London is unlike the rest of England when it comes to HMO licensing. While the mandatory licensing threshold is the same nationally (5+ persons, 2+ households), the additional and selective licensing landscape across London's 33 boroughs varies enormously — and some boroughs have among the most complex and expensive licensing regimes in the country.
This guide gives landlords a borough-level overview of what to expect.
Related: How Much Does an HMO Licence Cost? | HMO Licence Requirements Checklist
National Rules That Apply Everywhere in London
Regardless of which borough your property is in, these rules apply across all of London:
- Mandatory HMO licence required for any property let to 5+ persons from 2+ households sharing amenities
- EICR required every 5 years
- Gas Safety Certificate required annually
- EPC rating E or above required to legally let
- Right to Rent checks required for all adult occupants
- How to Rent guide provided at the start of each tenancy
- Deposit protected in a government-approved scheme within 30 days
Beyond these, licensing requirements and fees vary significantly by borough.
Boroughs with Borough-Wide Additional Licensing
Several London boroughs have extended mandatory HMO licensing to all smaller HMOs (3+ persons) across the entire borough:
Newham — one of England's longest-running borough-wide schemes, covering all HMOs from 3 persons upward. Fees: approximately £1,250 for new applications. Borough-wide selective licensing also in operation.
Brent — borough-wide additional licensing scheme active. Also selective licensing in designated areas.
Barking and Dagenham — additional and selective licensing active. Two-part fee structure.
Haringey — additional licensing scheme covering smaller HMOs across the borough.
Waltham Forest — active additional licensing scheme.
Hackney — additional licensing covering significant parts of the borough.
Tower Hamlets — one of London's highest-fee boroughs. Mandatory and additional licensing both active. Heavy student and young professional HMO market.
Boroughs with Active Selective Licensing
These boroughs require a licence for any privately rented property in designated areas, not just HMOs:
- Southwark — selective licensing in parts of Bermondsey, Peckham, and Lewisham borders
- Lambeth — selective licensing in designated wards
- Croydon — selective licensing in parts of the borough
- Redbridge — selective licensing active
- Hounslow — designated areas subject to selective licensing
If your property is in a selective licensing area, you need a licence even for a standard single-let.
London HMO Fees — What to Expect
London boroughs charge some of the highest HMO licence fees in England. As a general guide:
| Area | Mandatory HMO (new application) |
|---|---|
| Inner London boroughs | £1,200 – £1,600 |
| Outer London boroughs | £900 – £1,200 |
Notable fees (approximate, always verify with the council):
- Tower Hamlets: ~£1,500 for 5-bedroom mandatory HMO
- Hammersmith and Fulham: ~£1,387 for 5 bedrooms + £170 per additional bedroom
- Camden: ~£1,300 for mandatory HMO
- Westminster: ~£1,400
- Hackney: ~£1,250
Article 4 Directions Across London
Most London boroughs have Article 4 Directions covering residential areas, restricting C3-to-C4 conversions. This is relevant if you're:
- Buying a property to convert to an HMO for the first time
- Increasing occupancy to bring a property into C4 use
In London, almost every borough with significant HMO density has an Article 4 Direction in their residential areas. Check with the relevant borough's planning team before any conversion.
The Greater London Authority Licence Checker
The GLA operates a Property Licence Checker that allows landlords and tenants to check whether a property in Greater London is licensed. All London landlords should be aware that:
- Tenants and prospective tenants actively use this tool
- The tool is accurate and updated regularly
- An unlicensed property showing on the checker exposes you to enforcement and tenant claims
Check the tool at london.gov.uk.
Most Costly Mistakes London HMO Landlords Make
1. Assuming mandatory rules don't apply to flats Since October 2018, the mandatory licensing threshold applies regardless of storeys. A ground-floor flat let to 5+ persons from 2+ households is licensable.
2. Not checking for additional licensing when buying in new boroughs A property may be in a borough where additional licensing extends requirements down to 3-person HMOs. Always check the specific borough's scheme before completing a purchase.
3. Missing selective licensing for single-let properties Landlords who manage HMOs tend to check licensing carefully — but then overlook selective licensing requirements for their single-let properties in designated areas of the same borough.
4. Out-of-date EPC triggering non-compliance London's higher property values and larger properties mean EICR and EPC renewals can be expensive and easy to defer. An EPC below E means the property cannot legally be let.
Managing a Multi-Borough London Portfolio
Many London landlords own properties across multiple boroughs, each with different licensing schemes, fee structures, and renewal dates. Managing this manually is how certificates lapse and licences expire.
HMO Hub is built for exactly this:
- All 33 London boroughs — enter any borough and get the specific requirements
- Certificate expiry alerts — email reminders before anything lapses across your whole portfolio
- Multi-property dashboard — compliance status at a glance
- Selective licensing tracker — know which properties need which licences
- Inspection-ready PDF export — ready for any borough inspection
Try free at hmohub.uk — free for 1 property, Pro from £19.99/month.
Last updated March 2026. London borough licensing schemes change frequently. Always verify current requirements directly with the relevant borough council before applying.