Kingston upon Thames Property Licensing: Schemes and How to Check

In the Royal Borough of Kingston upon Thames, property licensing primarily focuses on Houses in Multiple Occupation (HMOs). Landlords must navigate the specific requirements of mandatory HMO licensing, which applies borough-wide to properties occupied by five or more unrelated individuals forming more than one household, sharing facilities such as a kitchen or bathroom. This includes shared houses, flats, and properties converted into bedsits. Notably, purpose-built self-contained flats within a block of three or more self-contained flats are exempt from mandatory HMO licensing, a detail that adds complexity for landlords assessing their obligations.

The Royal Borough of Kingston upon Thames previously operated an additional HMO licensing scheme, which commenced on 1 March 2018 and concluded after five years on 28 February 2023. As of January 2023, the council confirmed it had no immediate plans to introduce a replacement additional licensing scheme. Furthermore, there are no selective licensing schemes currently in operation within the Royal Borough of Kingston upon Thames, meaning that properties rented to single families or two unrelated individuals do not require a licence unless they fall under mandatory HMO criteria. This clear distinction simplifies the licensing landscape for many landlords in the area.

As of August 2025, the Royal Borough of Kingston upon Thames' public register listed 397 licensed HMO properties. This figure indicates a significant number of properties operating under the mandatory scheme, yet in May 2019, the council estimated approximately 500 properties required licensing under the mandatory HMO scheme, suggesting a potential gap in compliance. Landlords are strongly advised to ensure their properties are correctly licensed to avoid severe penalties, including unlimited fines and civil penalties of up to £30,000.

What Landlords Need to Know - practical specifics unique to this location

Landlords in Kingston upon Thames must be aware that while selective licensing is not currently in force, mandatory HMO licensing is rigorously applied across the entire borough. The council charges a mandatory HMO licensing fee of £285 per letting, equating to £1,425 for a new application for a five-bedroom shared house, as of August 2025. A £100 discount is available for new applications if the licence holder or designated manager is a member of the London Landlord Accreditation Scheme or another approved scheme. It is crucial to note that this discount does not apply to licence renewals. The council also provides detailed HMO guidance covering essential standards for kitchen, bathroom, fire precautions, heating, lighting, and ventilation, which must be adhered to. Minimum bedroom sizes are strictly enforced, with 6.51m² for one person over 10 years old and 10.22m² for two people over 10 years old.

Landlord Checklist

1. Verify HMO Status: Confirm if your property in Kingston upon Thames meets the mandatory HMO criteria, especially if it houses five or more unrelated individuals. Utilize the council's online resources for clarity.

2. Budget for Licensing Fees: Prepare for the mandatory HMO licensing fee, which is £1,425 for a five-bedroom property, with potential discounts for accredited landlords on new applications.

3. Review Council Guidance: Thoroughly read the Royal Borough of Kingston upon Thames' HMO guidance to ensure your property complies with all physical standards, including bedroom sizes and safety measures.

4. Consider Accreditation: Explore joining the London Landlord Accreditation Scheme to benefit from potential fee discounts and demonstrate commitment to best practices.

5. Apply Promptly: If your property requires a mandatory HMO licence, submit your application well in advance of tenancy commencement to avoid operating an unlicensed property.

6. Maintain Records: Keep meticulous records of your licence application, property inspections, and any communication with the council regarding your HMO.

Landlords operating an unlicensed mandatory HMO in the Royal Borough of Kingston upon Thames face severe consequences, including civil penalties of up to £30,000 and the inability to issue a Section 21 notice to regain possession of their property.

Understanding and adhering to the specific property licensing regulations in Kingston upon Thames is essential for all landlords. For further details and to ensure full compliance, landlords are encouraged to visit the official Royal Borough of Kingston upon Thames council website for the most up-to-date information on housing and private sector regulations.