Additional licensing is a scheme operated by local councils in England that extends HMO licensing requirements beyond the national mandatory threshold. Under additional licensing, councils can require smaller HMOs (those with fewer than five occupants, or those that do not meet the mandatory licensing criteria) to be licensed within a designated area.
This guide explains how additional licensing works, who it affects, and how it differs from mandatory and selective licensing.
Under section 56 of the Housing Act 2004, a local council can designate an area (or the whole borough) for additional licensing if it is satisfied that a significant proportion of HMOs in that area are being managed sufficiently ineffectively as to give rise to one or more particular problems, either for the occupants or for members of the public.
Once designated, all HMOs of the description specified in the designation must be licensed, even if they would not otherwise require a mandatory HMO licence.
The exact definition of which HMOs require an additional licence varies between councils, because each council defines the scope of its own scheme. Common definitions include:
The key distinction from mandatory licensing is that additional licensing captures smaller HMOs that fall below the national five-person threshold.
The application process is similar to mandatory HMO licensing:
Additional licences carry conditions similar to mandatory HMO licences:
| Condition | Requirement |
|---|---|
| Gas safety | Annual gas safety certificate |
| Electrical safety | EICR every 5 years |
| Fire safety | Smoke alarms, fire blanket, fire doors where required |
| Minimum room sizes | Bedrooms must meet minimum floor areas |
| Waste management | Adequate bins and disposal arrangements |
| Property maintenance | Keep in good repair |
| Anti-social behaviour | Take reasonable steps to prevent ASB |
| Tenancy management | Written agreements, deposit protection |
As of June 2026, many councils in England operate additional licensing schemes. Some notable examples include:
You can check whether your property is in an additional licensing area by searching on Tuxa.
Operating an HMO that requires an additional licence without one is a criminal offence under section 72 of the Housing Act 2004. The penalties are the same as for mandatory licensing offences:
Criminal prosecution. Conviction carries an unlimited fine.
Civil penalties. Up to £40,000 per offence (increased from £30,000 by the Renters' Rights Act 2025, effective 1 May 2026).
Rent repayment orders. Up to 24 months of rent (doubled from 12 months by the Renters' Rights Act 2025).
Inability to serve possession notices. Cannot serve valid possession notices while unlicensed.
Banning orders. Available for repeat offenders.
For full details, see our guide to penalties for renting without a licence.
| Additional HMO Licensing | Mandatory HMO Licensing | Selective Licensing | |
|---|---|---|---|
| Legal basis | Housing Act 2004, s.56 | Housing Act 2004, Part 2 | Housing Act 2004, Part 3 |
| Applies to | Smaller HMOs (defined by council) | HMOs with 5+ people, 2+ households | All private rented properties in area |
| Coverage | Council-designated areas | National (all of England) | Council-designated areas |
| Requires MHCLG approval | No (since 2015) | No | Yes (for large schemes) |
| Typical fee | £500 to £1,200 | £500 to £1,500 | £400 to £1,000 |
| Duration | Up to 5 years | Up to 5 years | Up to 5 years |
Since April 2015, councils no longer need MHCLG approval to make additional licensing designations. They must still consult for at least 10 weeks before making the designation and must be satisfied that the statutory criteria are met.
Use the Tuxa property checker to search any UK address. Tuxa checks the property against all active additional licensing scheme boundaries and returns an instant result.
If your property is an HMO with fewer than five occupants and is located in an area with additional licensing, you almost certainly need an additional licence. The Tuxa result will confirm whether the property falls within a designated area and provide details of the relevant scheme.
Additional licensing applies specifically to HMOs (shared houses) that fall below the mandatory licensing threshold. Selective licensing applies to all privately rented properties in a designated area, including single lets and family lets. A property may be subject to either scheme depending on its occupancy and location, but not both simultaneously.
No. If your property meets the mandatory licensing criteria (5+ people, 2+ households), you need a mandatory licence, not an additional one. The additional licensing scheme only captures HMOs that fall outside the mandatory definition.
Yes. Some councils operate both schemes simultaneously. In such cases, HMOs that meet the additional licensing criteria require an additional licence, while non-HMO private lets require a selective licence.
Additional licensing designations last for a maximum of five years. When a scheme expires, the licensing requirement ends unless the council renews it. Many councils do renew. Set up a Tuxa property alert to be notified of changes.
Last reviewed June 2026 by Ben Yarrow, founder of Tuxa. Data sourced from legislation.gov.uk and council licensing publications.