Landlord Licensing Directory

Reviewed by Bradley Askew, Solicitor (non-practising), England & Wales. Reviewed 3 August 2026.

Landlord licensing in England isn't one national scheme — it's a patchwork of decisions made independently by each local authority. On top of the nationwide mandatory HMO licensing threshold (5 or more occupiers from 2 or more households sharing an amenity), individual councils can designate their own additional HMO licensing schemes for smaller HMOs, and selective licensing schemes covering any privately rented property — HMO or not — in a chosen area. Coverage, fees and conditions vary from council to council, and designations are renewed, expanded or allowed to lapse on their own timetables.

This directory covers councils with a currently active scheme, verified directly against each council's own published pages rather than aggregator summaries — because these schemes genuinely do change month to month. Select one of the councils listed on this page for its current designation, fee, and how to apply.

The three types of scheme

Scheme	Legal basis	Who decides	Coverage
Mandatory HMO licensing	Housing Act 2004, Part 2, s.55	National — applies automatically	Any HMO with 5+ occupiers from 2+ households, everywhere in England
Additional HMO licensing	Housing Act 2004, s.56	Discretionary — each council decides	Smaller HMOs the council chooses to bring into scope, in an area it designates
Selective licensing	Housing Act 2004, Part 3	Discretionary — each council decides	Any privately rented property (not just HMOs) in a designated area

What happens if you let unlicensed

Operating a licensable property without the required licence is a criminal offence — section 72 of the Housing Act 2004 for HMOs, section 95 for selective licensing — carrying an unlimited fine on conviction, or a civil penalty of up to £40,000 as an alternative to prosecution under section 249A (raised from £30,000 with effect from 1 May 2026). Tenants and local authorities can also apply to the First-tier Tribunal for a rent repayment order, which can require the landlord to repay up to 24 months' rent for offences committed on or after 1 May 2026, under the Housing and Planning Act 2016 as amended by the Renters' Rights Act 2025. See our full rent repayment orders guide for the defences available.

Common mistakes

• Assuming your area has never had a scheme, or still has the one you last checked. Both are common — new schemes launch with little notice, and existing ones lapse if not renewed.
• Relying on a landlord forum or blog post for scheme status. These pages are frequently out of date; always check the specific council's own site.
• Treating a mandatory HMO licence as covering selective or additional licensing too. They're separate legal requirements and can both apply to the same property.

Get help

• The specific council's own private housing or licensing team — for an address-specific check, an application, or to confirm current scheme status.
• GOV.UK's HMO licence guidance and selective licensing guidance for local authorities for the primary legal framework.

This is legal information, not legal advice. It explains the general position in England as at 3 August 2026 and does not take account of your specific circumstances; reading it does not create a solicitor–client relationship. Tenancy Agreement Service is not a law firm and is not regulated by the Solicitors Regulation Authority. Licensing schemes change frequently — always confirm current designation, dates and fees directly with the relevant council before applying. If you're facing a licensing dispute, a civil penalty notice, or a rent repayment order application, get advice from a regulated solicitor before responding.