Landlord Licence Requirements in East London

You must know about landlord licensing schemes if you’re considering letting property in London’s privately rented sector. If you rent out a property in the London Boroughs of Redbridge, Newham, Barking and Dagenham and Havering without applying for a licence, you could face an eye-watering fine of up to £30,000 and a criminal record! 

We look at the different types of licences you may need and answer some common FAQs to ensure you are informed about your legal obligations as a landlord in East London.  

What Is The Landlord Licensing Scheme?  

The landlord licensing scheme was introduced in 2006 as part of the Housing Act 2004. It allows local authorities to require selective and additional licensing for landlords with privately rented properties in the local authority area. Whilst not all councils operate this licensing scheme, there are around 50 that do, so it’s essential to check whether your buy-to-let property falls within an area under the scheme.  

Types Of Landlord Licensing Schemes  

There are three different types of licence requirements: 

• Mandatory licence for HMOs 
• Additional licence for HMOs 
• Selective licence 

Mandatory Licensing For HMOs  

If you are letting out a large House in Multiple Occupation (HMO), you will need a licence. Your property is a large HMO if at least five tenants comprise more than one household and share bathroom or kitchen facilities. A household is either a single person or members of the same family who live together, and unmarried couples living together count as a family.  

The landlord must pay a fee to the local council, which will arrange for a housing enforcement officer to visit the property to ensure the property meets health and safety standards before granting the licence. The landlord must supply the local authority with the fire risk assessment, fire detection system certificate (for hard-wired smoke and heat detectors), gas safety certificate and electrical installation condition report.  

Additional Licensing For HMOs  

If local councils are concerned that smaller HMOs aren’t adequately managed, they can bring in additional licensing for HMOs that don’t fall under the mandatory licence scheme. Small HMOs are properties occupied by 3 or 4 people who form more than one household.  

Additional HMO licences are introduced in areas with a significant change in housing occupation from families to sharers.  

Selective Licences  

Local authorities can introduce selective licensing to require some or all landlords in their area to obtain a licence. The licence conditions are set by the local authority. They can include checking that the landlord is a “fit and proper person” and stipulating health and safety requirements. The local council may visit the property, either before the licence is granted or during the licence period, to ensure the property is compliant.  

Local councils can decide whether the selective licence scheme covers the entire borough or specific streets; therefore, it is a constantly evolving picture. 

Landlord Licensing in East London  

Since local authorities can decide on their own licensing rules, it’s essential to see where these rules apply before you become a landlord. That way, you’ll have the information you need to make your letting business compliant.  

Redbridge landlord licence requirements  

Scheme 3 licensing requirements

• Cost: £890 (£855 for accredited landlords)  
• Areas covered: Landlords in Ilford Town and Valentines wards must apply for this licence.  
• Licence duration: Until at least 31st October 2028 (provided the council does not revoke the licensing rules)  
• Documents required: Gas safety certificate, Electrical Condition Installation Report (EICR), Portable Appliance Test certificate (PAT), Energy Performance Certificate (EPC – at least graded E).   
• Accreditation: To get a fee discount, a Landlord Accreditation Scheme Certificate (and associated course completion). This requires landlords to submit documents and undergo a 5-hour landlord accreditation course to get the license. Afterwards, the landlord must continue to comply with the terms of the license to keep it.  

Scheme 4 licensing requirements

• Cost: £890 (£855 for accredited landlords)  
• Areas covered: Landlords in Aldborough, Barkingside, Chadwell, Churchfields, Clementswood, Cranbrook, Fairlop, Goodmayes, Hainault, Loxford, Mayfield, Newbury, Seven Kings, South Woodford and Wanstead Village wards must apply for this licence.  
• Licence duration: Until at least 7 April 2029 (provided the council does not revoke the licensing rules)  
• Documents required: Gas safety certificate, Electrical Condition Installation Report (EICR), Portable Appliance Test certificate (PAT), Energy Performance Certificate (EPC – at least graded E).   
• Accreditation: To get a fee discount, a Landlord Accreditation Scheme Certificate (and associated course completion). This requires landlords to submit documents and undergo a 5-hour landlord accreditation course to get the license. Afterwards, the landlord must continue to comply with the terms of the license to keep it. 

Additional HMO Licensing in Redbridge  

Cost: Between £1,664 – £2,434, depending upon how many shared households occupy the property.  

On top of the standard HMO regulations, Redbridge landlord licensing requires landlords to apply for an Additional HMO Licence.   

The Additional HMO licensing scheme applies when 3-4 unrelated people share a property. This runs alongside the normal HMO licensing scheme, for when 5+ people form 2 or more households in a single property. Essentially, the additional licence means that HMO conditions apply to properties with fewer people than the traditional licence.  

Landlords must be careful not to exceed the number of allowable occupants under the new licence, and you can find detailed requirements on the council website.  

Newham landlord licence requirements  

Since the 1st June 2023, Newham has introduced a selective licensing scheme. Landlords cannot simply renew their current selective licence, but must apply under the new terms.   

• Cost: £750 – £400 for initial application, £350 once the Newham Council landlord licence has been approved (cost is non-refundable). There is a £50 discount for accredited landlords.  
• Areas covered: All Newham wards, except Royal Victoria and Stratford Olympic Park.  
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC).  
• Accreditation: If you want to get a fee discount, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If eligible landlords do not comply with the scheme, they are liable to a £30,000 fine.  

This selective licensing scheme requires landlords to submit various details about their properties during the application process. For example, the dimensions of the rooms, fire safety measures, health and safety precautions, number of occupants and more.   

Additional HMO Licensing in Newham  

Cost: £1250 (£400 for the application and £850 for the license). Discounts apply for some newly rented properties, temporary accommodation, and blocks of flats.   

Since the 1st January 2023, Newham Council landlord licensing requires some landlords to acquire an Additional HMO licence.   

This means properties with 3-4 people forming 2 or more households must be licensed. This license introduces stricter rules about how many people can share facilities in a single property, and how many can inhabit each room.  

Barking and Dagenham landlord licence requirements  

In 2025, Barking and Dagenham replaced their existing landlord licence and introduced new landlord licensing requirements: 

Mandatory HMO Licensing (Barking & Dagenham) 

Properties occupied by five or more people, forming more than two households require a mandatory HMO licence. 

• Cost: £1,500 to £2,000 depending on the number of habitable rooms. 

• Licence duration: 5 years 
• Documents required: Gas Safety Certificate, Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC), tenancy agreements, floor plan, fire alarm and emergency lighting (if required), fire risk assessment. 
• Discounts: A discount of £200 is applicable for landlords with the Silver compliance award and £250 for the Gold compliance award. 

Additional HMO Licensing (Barking & Dagenham) 

For HMOs occupied by 3 or 4 people, forming two or more households an additional HMO licence is required if a mandatory licence is not required. 

• Cost: £1,400 
• Licence duration: 5 years 
• Documents required: Gas Safety Certificate, Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC), tenancy agreements, floor plan, fire alarm and emergency lighting (if required), fire risk assessment. 
• Discounts: A discount of £200 is applicable for landlords with the Silver compliance award and £250 for the Gold compliance award. 

Selective Licensing (Barking & Dagenham) 

From 6 April 2025, properties with a single household or two unrelated sharers must have a selective licence. This applies across all wards within the borough. 

• Cost: £950 
• Licence duration: 5 years 
• Documents required: Gas Safety Certificate, Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC), tenancy agreements, floor plan, fire alarm and emergency lighting (if required), fire risk assessment. 
• Discounts: A discount of £200 is applicable for landlords with the Silver compliance award and £250 for the Gold compliance award. 

Havering landlord licensing schemes  

Selective Licensing Havering

Selective licensing was introduced to some parts of Havering on 25th January 2021, so landlords must be careful to apply for a licence where the rules apply.  

• Cost: £900 – £450 for initial application, £450 once the license has been approved (fee is non-refundable). Landlords with a Landlord Accreditation certificate can get a £35 discount on the cost. Paper applications cost an additional £107.  
• Areas covered: Brooklands & Romford Town (as well as a few specific addresses elsewhere)  
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Energy Performance Certificate (EPC), floor plans.   
• Documents upon request (within 28 days): license agreement with tenancy deposit scheme, tenant references, fire safety evacuation plan, Electrical Installation Condition Report (EICR).  
• Accreditation: To get an application discount, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine.  

Mandatory HMO licensing in Havering 

Properties occupied by 5 or more people from 2 or more households require a mandatory HMO licence. 

• Cost: £1,329 to £2,130 depending on the number of rooms. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Energy Performance Certificate (EPC), floor plans.   
• Documents upon request (within 28 days): license agreement with tenancy deposit scheme, tenant references, fire safety evacuation plan, Electrical Installation Condition Report (EICR).  
• Accreditation: To get an application discount of £35, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Additional HMO licensing in Havering  

Cost: £900 (with a £35 discount for accredited landlords). Discounts apply when a landlord owns multiple dwellings within the same building.  

Some areas within Havering require landlords to have an Additional HMO License for their properties from 25th January 2021 onwards. Additional licensing rules apply when a property has 3-4 people who constitute 2 or more households.   

These areas under the additional licensing rules are: Emerson Park, Hylands, Saint Andrews, Cranham, Hacton and Upminster.   

Hackney landlord licensing schemes 

Selective Licensing in Hackney 

• Cost: £500 with a reduced rate for accredited landlords at £425. 
• Areas covered: A selective licensing scheme applies in Brownswood, Cazenove and Stoke Newington wards.  
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, EICR, property structure details.    
• Accreditation: To get an application discount, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Mandatory HMO licensing in Hackney 

Properties occupied by 5 or more people from 2 or more households require a mandatory HMO licence. 

• Cost: £950 with a reduced rate of £875 for accredited landlords. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, EICR, property structure details, British standard test reports for fore alarm and emergency light system (for large HMOs).   
• Accreditation: To get an application discount, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Additional HMO licensing in Hackey 

• Cost: £950 with a reduced rate of £875 for accredited landlords. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, EICR, property structure details.   
• Documents upon request (within 28 days): license agreement with tenancy deposit scheme, tenant references, fire safety evacuation plan, Electrical Installation Condition Report (EICR).  
• Accreditation: To get an application discount, you will need to complete a Landlord Accreditation course, and then submit your certificate and number (the course must be at least 5 hours long)  
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Tower Hamlets landlord licensing schemes 

Selective Licensing in Tower Hamlets 

• Cost: £747. 
• Areas covered: A selective licensing scheme applies in the areas shown in this map.  
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, EICR, property structure details, fire safety alarm system report, PAT certificate, tenancy agreement. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Mandatory HMO Licensing in Tower Hamlets 

A mandatory HMO licence is required in a property occupied by three or more unrelated persons. 

• Cost: £781.50. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Electrical Safety Certificate, floor plans and fire detection/warning system testing certificate. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Additional HMO Licensing in Tower Hamlets 

An additional HMO licence is required in a property in a multi-let property that does not require a mandatory HMO licence. 

• Cost: £756. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Electrical Safety Certificate, floor plans and fire detection/warning system testing certificate. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Waltham Forest landlord licensing schemes 

Selective Licensing in Waltham Forest 

• Cost: £895. Discounts are available for properties with EPC ratings of A to C. 
• Areas covered: All wards except Hatch Lane, Highams Park North and Endlebury. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, property structure details, tenancy agreement. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Mandatory HMO Licensing in Waltham Forest 

A mandatory HMO licence is required in a property occupied by three or more unrelated persons. 

• Cost: £825 to £2,750 depending in number of rooms. Discounts are available for multi properties and properties with EPC ratings of A to C. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Electrical Safety Certificate and floor plans. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Additional HMO Licensing in Waltham Forest 

An additional HMO licence is required in a property in a multi-let property that does not require a mandatory HMO licence. 

• Cost: £1,200. Discounts are available for properties with EPC ratings of A to C. 
• Licence duration: 5 years 
• Documents required: Gas Safety Certificate, Electrical Safety Certificate and floor plans. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Lewisham landlord licensing schemes 

Selective Licensing in Lewisham 

• Cost: £640. Discounts are available for accredited landlords. 
• Areas covered: All areas show in this map. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, EPC, EICR. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Mandatory HMO Licensing in Lewisham 

A mandatory HMO licence is required in a property occupied by five or more unrelated persons. 

• Cost: £500 and upwards depending in number of rooms. Discounts are available for accredited landlords and early applications. 
• Licence duration: 5 years  
• Documents required: Gas Safety Certificate, Electrical Safety Certificate, EICR, fire risk assessment, PAT certificate, fire detection warning documentation, fire risk assessment. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Additional HMO Licensing in Lewisham 

An additional HMO licence is required in a property in a property of 3 or 4 occupants. 

• Cost: £500 and upwards depending in number of rooms. Discounts are available for accredited landlords and early applications. 
• Licence duration: 5 years 
• Documents required: Gas Safety Certificate, Electrical Safety Certificate, EICR, fire risk assessment, PAT certificate, fire detection warning documentation, fire risk assessment. 
• Potential fines: If landlords do not comply with the scheme, they may be liable to a £30,000 fine. 

Frequently Asked Questions  

Am I In A Selective Or Additional Licensing Area?  

There is no directory of selective or additional licensing areas. Checking with your local council is the safest strategy.  

How Do I Make An Application For A Licence?  

If your property is an HMO or is located in a selective licensing area, you must apply for a licence through your local authority. The easiest way to do this is via the local authority website. Alternatively, some council websites allow you to request the application forms by post. 

What Standard Does My Property Need To Meet?  

Depending on the conditions of the licence, the council will want to see copies of your gas certificate, electrical installation condition report, the location of smoke and carbon monoxide alarms in the property and details of your tenants and tenancy agreement. For HMOs, you will also need to provide fire risk assessment documents.  

In addition, the property must be suitable for the number of tenants, and you or your property manager must be ‘fit and proper’, which means having no criminal record nor breached any codes of practice.  

A housing enforcement officer may also visit your property before approving your licence.  

How Much Does It Cost?  

The cost of additional and selective licences for private landlords varies, check with your local council.  

What Are The Licence Conditions?  

If your HMO or selective licence is granted, you are required to abide by the conditions of the licence. The local authority sets licence conditions, so check their website.  

As a rule of thumb, local authorities will require you to demonstrate that each property has:  

• a current gas safety certificate  
• a current electrical installation inspection report  
• proof that electrical appliances and furniture are kept in a safe condition  
• proof that the fire detection and smoke alarm system is installed and functioning correctly  
• proof of a carbon monoxide alarm in every room containing a solid fuel-burning appliance  
• reference-checked tenants to check they are of good character and unlikely to be the cause of anti-social behaviour  

There may be additional conditions for HMOs.  

Are Any Properties Exempt From Selective Licensing?  

Some properties are exempt from selective licensing, these include:  

• Holiday lets  
• Business premises  
• Student halls of residence  
• Properties where the tenant is a family member  

Do I Need An HMO Licence And A Selective Licence?  

No. If you have an HMO licence, you do not require a selective licence.  

What Happens If I Don’t Get A Licence Or I Breach My Licence?  

If you fail to obtain a licence for your rental property or breach the terms of your licence, you could face an unlimited fine if you are taken to court or a financial penalty of up to £30,000. You may also end up with a criminal record and be prevented from renting out a property in the future.  

You cannot have tenants renting your property until your landlord licence is granted. If you are renting to tenants and they subsequently realise they have been renting an unlicenced property, they are within their rights to ask for any rent to be refunded.  

Do I Still Need A Licence If I Use A Letting Agent To Manage My Property?  

Yes, the licence doesn’t have anything to do with the letting agents or whoever lets out the property on your behalf. As a landlord, you are responsible for checking whether you need a licence in your borough and then acquiring the correct permission from your local council.  

What If I Want To Stop Letting My Property?  

If you are a licence holder and decide to sell your buy-to-let property or stop being a landlord and move in yourself, then it is your responsibility to inform your Local Authority as soon as you can so that they can revoke your licence.  

In most cases, you won’t be entitled to a refund. We recommend that you seek specific advice from your local council.  

We Can Help  

If you are a landlord in Redbridge, Newham, Barking and Dagenham or Havering, we can advise you on HMO and selective licences and compliance with other landlord obligations and regulations. Get in touch with our lettings team today. 

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