How to Apply for a Selective Licence: Step-by-Step Guide

If your property is in a selective licensing area, you must hold a valid licence before letting it out. The application process varies between councils, but the core requirements are broadly similar. This guide walks through every step of the application process, from checking whether you need a licence to receiving your licence certificate.

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Step 1: Check Whether Your Property Needs a Licence

Use the Tuxa property licence checker to check any UK address. Enter the full address or postcode and Tuxa will check against all active selective licensing schemes across all 361 UK councils. If your property is in a designated area, you will need to apply for a licence before letting it out.

You can also check directly with your local council. Most councils that operate selective licensing schemes publish the designated area boundaries on their websites.

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Step 2: Gather the Required Documents

Before starting your application, you will need:

• Gas safety certificate: An annual gas safety check carried out by a Gas Safe registered engineer. Required for all properties with gas appliances.
• Electrical installation condition report (EICR): An inspection of the electrical installation by a qualified electrician. Required every five years.
• Energy performance certificate (EPC): An EPC with a rating of E or above is required for most rental properties. From 2025, the minimum rating is expected to increase to C for new tenancies.
• Smoke alarm test record: Evidence that smoke alarms are installed on every floor and are in working order.
• Carbon monoxide alarm record: Evidence that carbon monoxide alarms are installed in rooms with solid fuel appliances.
• Tenancy agreement: A copy of the current or proposed tenancy agreement.
• Property floor plan: Some councils require a floor plan showing room dimensions, particularly for HMO applications.

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Step 3: Complete the Application Form

Most councils now accept online applications through their licensing portal. The application form will ask for:

• Landlord details (name, address, contact information)
• Property details (address, number of bedrooms, number of occupants)
• Managing agent details (if applicable)
• Details of any previous licensing history
• Declaration that the landlord is a "fit and proper person"

The "fit and proper person" test requires landlords to declare any criminal convictions, civil penalties, or previous licensing refusals. Councils can refuse a licence application if the landlord fails this test.

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Step 4: Pay the Application Fee

Licence fees are set by individual councils and vary significantly. As of March 2026, typical fees are:

Council	Selective licence fee	Additional HMO fee
Newham	£750 (5 years)	£900 (5 years)
Nottingham	£680 (5 years)	£750 (5 years)
Salford	£600 (5 years)	£700 (5 years)
Birmingham	£700 (5 years)	£800 (5 years)
Hackney	£800 (5 years)	£950 (5 years)

Most councils split the fee into two parts: an application fee paid upfront (non-refundable), and a licence issue fee paid once the application has been approved.

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Step 5: Property Inspection

Many councils require a property inspection before issuing a licence. The inspector will check:

• that the property is in a safe and habitable condition;
• that all required safety certificates are in place;
• that the property meets the required standards for the number of occupants;
• for HMOs, that room sizes meet the minimum standards.

If the inspection identifies deficiencies, the council may issue an improvement notice requiring the landlord to carry out works before the licence is issued.

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Step 6: Receive Your Licence

Once the application has been approved, the council will issue a licence certificate. The licence will specify:

• the licensed property address;
• the licence holder (landlord or managing agent);
• the maximum number of occupants permitted;
• the licence conditions;
• the licence expiry date (typically five years from the date of issue).

You must provide tenants with a copy of the licence. Failure to do so is a breach of the licence conditions.

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What Happens if Your Application is Refused?

If the council refuses your application, it must give reasons for the refusal. You can appeal the decision to the First-tier Tribunal (Property Chamber) within 28 days of receiving the refusal notice.

Common reasons for refusal include:

• the landlord fails the "fit and proper person" test;
• the property does not meet the required standards;
• the landlord has a history of non-compliance with housing legislation.

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Related Guides

• Selective Licensing Explained
• Penalties for Renting Without a Licence
• What is Additional Licensing for HMOs?
• HMO Room Size Requirements

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Sources

1. Housing Act 2004, Part 3 - Selective Licensing (legislation.gov.uk)
2. Housing Act 2004, section 90 - Licence conditions (legislation.gov.uk)
3. MHCLG: Selective Licensing in the Private Rented Sector - Guide for Local Authorities (GOV.UK)
4. Gas Safety (Installation and Use) Regulations 1998 (legislation.gov.uk)
5. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (legislation.gov.uk)

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Last reviewed March 2026 by Ben Yarrow, founder of Tuxa.