Landlord Licensing in Birmingham

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

Birmingham City Council runs two separate discretionary licensing schemes: a selective licensing scheme covering 25 of its 69 wards, and a city-wide additional HMO licensing scheme. This guide sets out what's currently designated, what it costs, and what you risk by letting unlicensed — sourced directly from Birmingham's own published pages, not secondary summaries, because these schemes change frequently.

Current schemes at a glance

Scheme	Coverage	Dates	Fee
Selective licensing	25 of Birmingham's 69 wards.	From 5 June 2023	£700
Additional HMO licensing	City-wide — HMOs occupied by 3 or 4 people from 2 or more households (below the national mandatory-licensing threshold), including section 257 HMOs (converted blocks of flats).	5 June 2023 – 4 June 2028	£755

Schemes change — wards get added, fees rise annually, and designations lapse or get renewed. Always check the council's own page (linked below) for the current position before applying or relying on a fee figure.

Scheme detail

Selective licensing

Coverage. 25 of Birmingham's 69 wards. Coverage is ward-specific — use the council's online address checker to confirm whether a particular property falls inside a designated ward before you let it.

Dates. In force from 5 June 2023. Individual licences last up to 5 years from issue. Birmingham's own public pages don't state the designation's overall end date; check your certificate or contact the council for the exact expiry.

Fee. £700 per property, payable in two parts (an application-stage payment and a further payment once the licence is approved).

• Properties already licensed as an HMO, those managed directly by a registered educational establishment, and those let by a registered social landlord are exempt
• You'll need a current gas safety record, electrical installation condition report, room measurements and licence-holder details to apply
• The council applies a "fit and proper person" test to the licence holder and any managing agent

Apply for this licence →

Additional HMO licensing

Coverage. City-wide — HMOs occupied by 3 or 4 people from 2 or more households (below the national mandatory-licensing threshold), including section 257 HMOs (converted blocks of flats).

Dates. In force from 5 June 2023. Runs until 4 June 2028. The council began enforcing the scheme from 4 September 2023.

Fee. £755 per licence (both standard HMOs and section 257 HMOs).

• Applies in addition to mandatory HMO licensing, which continues to cover larger Birmingham HMOs city-wide

Apply for this licence →

What happens if you let unlicensed

Operating a licensable property without the required licence is a criminal offence. For an HMO, that's section 72 of the Housing Act 2004; for a selective-licensing property, it's section 95. Both carry an unlimited fine on conviction, or a civil penalty of up to £40,000 as an alternative to prosecution, under section 249A of the Housing Act 2004 (raised from £30,000 with effect from 1 May 2026).

On top of a civil penalty, a tenant or the local authority can apply to the First-tier Tribunal for a rent repayment order — for offences committed on or after 1 May 2026, this can require repayment of up to 24 months' rent, under the Housing and Planning Act 2016 (Part 2, Chapter 4) as amended by the Renters' Rights Act 2025. A civil penalty and a rent repayment order can both be awarded for the same unlicensed period, so the combined exposure for a persistently unlicensed property can run well into six figures. See our full rent repayment orders guide for how the tribunal process works and how to defend against an application.

An unlicensed HMO or selective-licensing property can also affect a landlord's enforcement position, and the council can apply for a management order over a persistently unlicensed property, taking day-to-day control away from the landlord.

Common mistakes

• Assuming a licence from a different scheme covers you. Mandatory HMO licensing, additional HMO licensing and selective licensing are three separate legal regimes — a property can need more than one, or a licence under one scheme doesn't excuse a requirement under another.
• Letting a licence lapse. Renewal isn't automatic; operating on an expired licence is treated the same as never having had one.
• Assuming a designation still applies without checking. These schemes are frequently renewed, expanded, or allowed to lapse — always check the council's current page rather than relying on older news coverage or a previous tenancy's paperwork.
• Missing a scheme because a property is just outside the mandatory HMO threshold. Additional and selective licensing exist precisely to bring smaller HMOs and ordinary lettings into scope.

Get help

• Birmingham's own private housing or licensing team — for an address-specific check, an application, or to confirm a scheme's current status: Birmingham City Council — Selective licensing, Birmingham City Council — Selective licensing: how to apply, Birmingham City Council — Additional licensing for HMOs.
• GOV.UK — 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 position for Birmingham as at 3 August 2026 in general terms 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 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.