Does my rental property need a licence?
Whether your property needs a landlord licence depends on three things: where it is located, how many people live there, and whether your local council has introduced a licensing scheme. This guide explains the three types of licence and how to check if yours applies to you.
The three types of rental licence
There are three types of property licence in England and Wales. Mandatory HMO licensing applies nationally to all Houses in Multiple Occupation occupied by five or more people forming two or more households. Selective licensing is introduced by individual councils and can cover all private rented properties in a defined area, regardless of size or occupancy. Additional licensing is also introduced by councils and extends HMO licensing to smaller shared houses, typically those with three or more occupants.
Why licences vary by area
Unlike building regulations or energy performance certificates, there is no single national register of licensing areas. Each council applies to the Secretary of State (or in some cases acts under delegated powers) to designate a licensing area. This means two identical properties on opposite sides of a council boundary can have completely different licensing requirements. Schemes also have fixed durations — typically five years — so a property that did not need a licence last year may need one today.
How to check your property
The quickest way to check is to use the Tuxa search tool. Enter your property address and Tuxa will cross-reference it against the boundaries of all active selective, additional and mandatory licensing schemes across 361 councils in England and Wales. Results are returned instantly and show the scheme name, the council operating it, and a link to apply for a licence if one is required.
What if I am not sure?
If you are unsure whether a scheme applies to your property, you can also contact your local council's private rented sector team directly. However, councils are not always quick to respond, and their websites are not always up to date. Tuxa's data is updated whenever councils publish new scheme designations or closures.
Frequently asked questions
Does selective licensing apply to all rental properties?
Selective licensing applies to all privately rented properties within a designated area, regardless of size, type or number of occupants. However, certain properties are exempt, including those managed by registered social landlords, properties subject to certain management orders, and properties already covered by mandatory HMO licensing.
How long does a landlord licence last?
Most landlord licences are issued for up to five years. The exact duration depends on the council and the scheme. Some councils issue shorter licences for properties with a history of complaints or poor management.
Is there a fee for a landlord licence?
Yes. Licence fees vary significantly between councils, typically ranging from £300 to £1,000 or more per property. Some councils offer discounts for accredited landlords or those who apply early in a new scheme.