Reviewed by Bradley Askew, Solicitor (non-practising), England & Wales. Reviewed 3 August 2026.
Southampton City Council does not run selective licensing, but operates an additional HMO licensing scheme across eight wards with high concentrations of smaller shared houses. This guide sets out what's currently designated, what it costs, and what you risk by letting unlicensed — sourced directly from Southampton's own published pages, not secondary summaries, because these schemes change frequently.
Current schemes at a glance
| Scheme | Coverage | Dates | Fee |
|---|---|---|---|
| Additional HMO licensing | Bevois, Bargate, Banister & Polygon, Portswood, Swaythling, Shirley, Bassett, and Freemantle & Millbrook wards. | 1 October 2025 – 30 September 2030 | up to £953 |
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
Additional HMO licensing
Coverage. Bevois, Bargate, Banister & Polygon, Portswood, Swaythling, Shirley, Bassett, and Freemantle & Millbrook wards.
Dates. In force from 1 October 2025. Runs until 30 September 2030. Designated 17 June 2025, effective 26 June 2025, with the scheme itself coming into force on 1 October 2025.
Fee. A standard, on-time application totals up to £953, staged across the application process; a late or non-compliant application can total up to £1,618. A lower rate applies where an independent surveyor's report is provided. Check the council's current fee schedule for the exact staged breakdown before applying.
- Applies to HMOs occupied by 3 or more people from 2 or more households sharing an amenity, in the designated wards
- Exemptions include properties owned by registered social landlords and properties already subject to a management order
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
- Southampton's own private housing or licensing team — for an address-specific check, an application, or to confirm a scheme's current status: Southampton City Council — Additional HMO Licensing Scheme designation notice (PDF), Southampton City Council — HMO FAQs.
- 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 Southampton 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.
Common questions
Does Southampton require a landlord licence for my rental property?
Southampton currently runs an additional HMO licensing scheme. Whether a specific property needs a licence depends on its exact location and, for HMOs, the number of occupiers and households — check the council's own licensing pages or contact its private housing team to confirm before you let the property.
How much does a landlord licence cost in Southampton?
Additional HMO licensing: up to £953.
What happens if I let a property in Southampton without the required licence?
Operating a licensable property without a licence is a criminal offence under the Housing Act 2004 (section 72 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. Tenants and the local authority 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.
How long does a landlord licence last in Southampton?
Southampton's current licensing designation runs until 30 September 2030. A licence must be renewed before it expires — operating on an expired licence is treated the same as operating without one.
Do I need a separate mandatory HMO licence as well?
Yes, where it applies. Mandatory HMO licensing (5 or more occupiers from 2 or more households sharing an amenity) applies nationwide regardless of any local selective or additional licensing scheme, and is a separate legal requirement under Part 2 of the Housing Act 2004.
Official sources
- Southampton City Council — Additional HMO Licensing Scheme designation notice (PDF) — Official Source
- Southampton City Council — HMO FAQs — Official Source
- Housing Act 2004, section 72 — offence of operating an unlicensed HMO (legislation.gov.uk) — Official Source
- Housing Act 2004, section 95 — offence of operating an unlicensed house under Part 3 (selective licensing) (legislation.gov.uk) — Official Source
- Housing Act 2004, section 249A — financial penalties (as amended, £40,000 max from 1 May 2026) (legislation.gov.uk) — Official Source
- Housing and Planning Act 2016, Part 2, Chapter 4 — Rent Repayment Orders (legislation.gov.uk) — Official Source
- GOV.UK — Rent repayment orders: guidance for local authorities — Official Source
- GOV.UK — Selective licensing in the private rented sector: a guide for local authorities — Official Source