Selective licensing is one of the most significant compliance obligations facing private landlords in England today. More than 70 councils across England have designated selective licensing areas, and the number continues to grow as councils use the scheme to raise standards in the private rented sector. If your property falls within a designated area, you must hold a valid selective licence before you can lawfully rent it out.
This guide explains the full application process: from confirming whether a licence is required, through gathering documents and paying the fee, to what happens after you submit your application. It also covers what to do if your application is refused or if you disagree with the conditions attached to your licence.
Before you do anything else, confirm that your property is within a designated selective licensing area. This is not always obvious. Selective licensing areas are defined by precise geographic boundaries, and two properties on the same street can fall on different sides of a boundary.
The quickest way to check is to use the Tuxa property search tool. Enter your full property address and Tuxa will cross-reference it against the boundaries of all active selective, additional and mandatory licensing schemes across all 361 councils in England. The result will tell you whether a licence is required, which scheme applies, and a direct link to your council's application page.
You can also check directly with your local council, though council websites are not always up to date and response times vary. If you are unsure, err on the side of applying: the consequences of renting without a licence are severe (see Step 7 below).
Important: Selective licensing applies to all privately rented properties within a designated area, including single-family homes, flats and bedsits. It is not limited to Houses in Multiple Occupation (HMOs). If your property is an HMO, you may need both a selective licence and a mandatory or additional HMO licence, depending on the council's scheme.
The licence must be held by the most appropriate person, which is usually the person who has the most control over the property. In most cases this is the landlord. However, if a managing agent has been appointed and has day-to-day control of the property, the council may require the agent to be the licence holder, or to be named on the licence.
The licence holder must be a "fit and proper person". Councils will check whether the proposed licence holder:
If a managing agent is involved, the agent must also satisfy the fit and proper person test. You will need to provide details of any managing agent when you apply.
Most councils require a standard set of documents. Gather these before you start the application to avoid delays. The typical requirements are:
| Document | Notes |
|---|---|
| Proof of identity | Passport or driving licence for the licence holder and any managing agent |
| Gas safety certificate | Required annually; must be in date at the time of application |
| Electrical installation condition report (EICR) | Must be no more than five years old |
| Energy performance certificate (EPC) | Must be rated E or above (F and G rated properties cannot be legally let) |
| Smoke alarm test record | Evidence that alarms are installed on each storey and tested at the start of each tenancy |
| Carbon monoxide alarm record | Required in any room with a fixed combustion appliance (including gas boilers) |
| Buildings insurance | Some councils require evidence of adequate buildings insurance |
| Current tenancy agreement | Some councils ask for a copy of the tenancy agreement |
For HMO licences, you will also need a floor plan showing room sizes and the layout of the property. Some councils require a floor plan for selective licences too, particularly for flats or converted properties.
Check your council's specific requirements before applying. Requirements vary between councils and some councils publish a checklist on their website.
Most councils now accept online applications through their website. The application will typically ask for:
The fit and proper person declaration is an important part of the application. You must disclose any relevant criminal convictions, previous licence revocations or banning orders. Providing false information is a criminal offence.
Some councils require you to complete a landlord accreditation course before applying, or offer a fee discount if you are an accredited landlord. Check whether your council operates an accreditation scheme.
Selective licence fees vary significantly between councils. The fee is set by the council and is intended to cover the cost of administering the scheme. Fees are not refundable if your application is refused.
The table below shows typical fee ranges for selective licences across England:
| Council type | Typical fee range |
|---|---|
| London borough | £500 to £900 per property |
| Metropolitan council | £400 to £700 per property |
| District or unitary authority | £300 to £600 per property |
Some councils split the fee into two parts: an application fee paid when you submit the application, and a grant fee paid when the licence is issued. The application fee is usually non-refundable; the grant fee is only payable if the licence is granted.
Many councils offer discounts for:
Check your council's fee schedule before applying. Some councils publish a full fee schedule on their website; others only provide the fee when you start the online application.
Once you have completed the application form and paid the fee, submit your application. Most councils will send an acknowledgement by email confirming receipt. Keep a copy of the acknowledgement and your application reference number.
Processing times vary between councils. Most aim to process applications within 8 to 12 weeks, but some councils take longer, particularly during the early stages of a new scheme when application volumes are high. If you have not heard from the council after 12 weeks, contact them to check the status of your application.
You can continue to rent the property while your application is being processed, provided you applied before the scheme came into force or within a reasonable time of becoming aware of it. This is sometimes called an "interim licence" period. However, you should not delay applying: the longer you wait, the greater the risk of enforcement action.
For selective licences, councils may inspect the property before granting a licence, though many councils carry out inspections on a risk-assessed basis rather than for every application. If the council does inspect your property, they will check:
If the inspection identifies problems, the council may impose conditions on the licence requiring you to carry out remedial work within a specified timeframe. In serious cases, the council may refuse to grant the licence until the work is completed.
Once approved, the council will issue a licence setting out the conditions you must comply with. Standard conditions typically include:
Keep a copy of the licence and display it at the property if required by the council. Some councils require the licence to be displayed in a prominent position inside the property; others simply require you to provide tenants with a copy.
The licence is valid for the period stated on it, typically up to five years. You will need to apply for a renewal licence before the current one expires if the scheme is still in force.
If the council refuses your application, they must give you written reasons. You have the right to appeal to the First-tier Tribunal (Property Chamber) within 28 days of the refusal notice. The Tribunal can uphold the refusal, grant the licence with or without conditions, or substitute different conditions.
If your application is refused because you failed the fit and proper person test, you may be able to nominate an alternative licence holder (for example, a managing agent) who does meet the test.
Renting a property in a selective licensing area without a valid licence is a criminal offence under Part 3 of the Housing Act 2004. The consequences are serious:
If you are unsure whether your property needs a licence, check using Tuxa before renting it out. The cost of a licence is small compared to the potential penalties for non-compliance.
How long does it take to get a selective licence?
Most councils aim to process applications within 8 to 12 weeks, but some councils take longer during busy periods. You can continue to rent the property while your application is being processed, provided you applied promptly after the scheme came into force.
Can I transfer a selective licence to a new owner if I sell the property?
No. Selective licences are not transferable. If you sell a licensed property, the new owner must apply for their own licence before renting it out.
What if I miss the application deadline?
If a scheme is already in force and you have not applied, you are already in breach. Apply as soon as possible and cooperate with the council. Applying promptly and cooperating may be taken into account when the council decides whether to issue a penalty and at what level.
Do I need a separate licence for each property?
Yes. Selective licences are property-specific, not person-specific. If you own three properties in a selective licensing area, you need three licences.
What is the difference between selective licensing and HMO licensing?
Selective licensing applies to all privately rented properties in a designated area, regardless of size or occupancy. HMO licensing applies to Houses in Multiple Occupation (properties where three or more unrelated people share facilities). A property can be subject to both selective licensing and HMO licensing simultaneously.
Editorial QA record
| Field | Value |
|---|---|
| Jurisdiction | England |
| Reviewed by | Ben Yarrow |
| Last reviewed | May 2026 |
| Primary sources | Housing Act 2004, Part 3, Renters' Rights Act 2025, MHCLG selective licensing guidance |
| What changed | Full rewrite May 2026: added fee comparison table, document checklist table, fit and proper person section, post-application steps, consequences section, and FAQ. |