Landlord Licensing in London: A Practical Guide to Getting Licence-Ready

Letting a property in London involves more than finding a tenant and signing an agreement. Depending on the property, the people living there and the council’s designated schemes, you may need a property licence. Understanding that requirement early helps you identify the surveys, certificates, plans and other permissions you need to address.

We have brought the essentials together in our Landlord Licensing & HMO Portal. Based on the Shorplans Landlord Licensing Guide, it explains the main licence categories, common conditions, our services and guide fees, and the route from an initial eligibility check to an application. Here is where to start.

Which type of property licence might apply?

There are three main categories to understand. The right starting point is the property’s address, how it is occupied and the council’s current scheme—not simply whether the tenancy agreement describes it as a house share.

• Mandatory HMO licensing: generally applies in England to HMOs occupied by five or more people forming two or more households, subject to the statutory definition and exemptions.
• Additional HMO licensing: can extend licensing to smaller HMOs, such as properties occupied by three or four sharers, within areas designated by the council.
• Selective licensing: can cover other privately rented homes, including single-household lets, within designated areas, subject to the scheme and any exemptions.

Do not assume that a neighbouring borough’s rules apply to your property. Scheme boundaries, exemptions, conditions and fees can differ, and they change over time. Check the relevant council’s current official guidance and obtain property-specific advice before relying on a general summary.

A property licence is not planning permission

Licensing, planning permission and building regulations are separate matters. A licence does not authorise an extension, approve a conversion or establish that previous building work was lawful. It is also not proof that a property is free from hazards.

If you are creating an HMO, changing how a property is used or dealing with work that never received approval, review the planning and building control position alongside licensing. Article 4 directions may affect permitted development rights. The appropriate route depends on the property and its history; receiving a licence does not remove the risk of enforcement.

What should landlords prepare?

The portal outlines common requirements, but your council’s current conditions and the applicable regulations determine what is needed for your property. A useful preparation checklist includes:

• Accurate floor plans and a room schedule showing each room’s use and area.
• An occupancy assessment, including relevant space standards and HMO room-size requirements.
• Gas and electrical safety records, including gas safety certificates where required and an EICR at the applicable interval.
• Appropriate smoke and carbon monoxide alarms, with fire safety arrangements suited to the property.
• A review of condition and hazards, together with a schedule of remedial work where necessary.
• Written inspection records and a system for tracking certificate and licence renewals.

Documents should reflect the property as it actually exists and is occupied. If a survey identifies problems, allow time to resolve them rather than treating the application form as the only task.

How Shorplans helps you get licence-ready

Our support covers measured surveys and room schedules, occupancy assessments, condition and hazard surveys, fire safety specification, planning and building control regularisation, HMO feasibility and Article 4 considerations, application preparation and ongoing inspections.

Gas safety certificates, EICRs and appliance testing are carried out by appropriately qualified engineers and electricians coordinated through our partners. Shorplans acts as your consultant; we do not hold your licence or manage your property.

From eligibility check to submission: six stages

1. 1Free eligibility check: share the property address and how it is let so the relevant scheme and possible exemptions can be reviewed.
2. 2Site survey: establish measurements, room uses, condition, fire safety and occupancy.
3. 3Compliance report: receive plans, a room schedule and identified requirements, with fees agreed for the proposed work.
4. 4Works and approvals: address remedial work, planning or building control matters and the necessary certificates.
5. 5Licence application: assemble the evidence and submit the application, with the council’s fee paid separately.
6. 6Ongoing compliance: keep inspection records current and track certificate and licence renewals.

The guide gives a typical survey-to-submission timeline of two to three weeks. This is not a promise of council approval within that period. Remedial works, missing evidence and planning or building control approvals can extend the programme, and the council’s decision process is separate.

Keep consultancy fees separate from council fees

Our portal lists guide prices for typical houses and flats, excluding VAT and subject to written confirmation. Licence Essentials is listed at £795, Licence Complete at £1,395, and Portfolio Care at £240 per property per year. The portal explains the scope of each package and individual service starting fees.

Council licence fees are additional and should be checked directly with the relevant council. Gas safety certificates, EICRs and appliance testing, planning and building control application fees, and construction costs are also excluded from our service fees. Larger HMOs and multi-unit buildings are quoted individually.

Start with your property, not a generic answer

Visit the Landlord Licensing & HMO Portal to explore the licence types, full service list, fee guide and frequently asked questions. For a free eligibility check, call 020 4513 2191 or email hello@shorplans.com with the property address and a description of how it is let.

This article and the portal provide general information, not legal advice or a determination of your property’s licensing status. Schemes, boundaries, fees and conditions vary and change. Confirm the current position with the relevant council and obtain property-specific professional advice before letting or applying.