If you own a rental property in London, there is a good chance it now requires a licence – and if you are operating without one, you are exposed to a civil penalty of up to £30,000 or, on conviction in a magistrates’ court, an unlimited fine.
Landlord licensing in London is expanding rapidly. New schemes have launched across the capital in 2026, and more are coming. Most landlords either do not know their property is in a licensing area, or know they should apply and have not got around to it. Neither is a safe position.
This article explains exactly what landlord licensing in London involves, which boroughs currently require licences, what happens if you do not comply, and what you can do about it.
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What is landlord licensing in London?
Landlord licensing is a scheme under the Housing Act 2004 that allows local councils to require private landlords in a designated area to hold a licence for each rental property they let. Unlike HMO licensing, which targets houses in multiple occupation, selective licensing can apply to any privately rented property in the designated area.
There are three main types of licence relevant to London landlords:
Selective licensing – applies to all privately rented properties in a designated area, regardless of property type or number of occupants. The most widely expanding type in London right now.
Additional HMO licensing – applies to smaller HMOs not covered by mandatory licensing, typically properties with three or more occupants from two or more households.
Mandatory HMO licensing – required for larger HMOs, typically five or more occupants from two or more households. This applies in every London borough.
Which London boroughs currently require landlord licensing?
There are currently 23 councils with an active additional licence scheme and 21 with a selective licence, with mandatory HMO licensing required in every London borough. The schemes are concentrated heavily in South East and East London – the exact areas where The London Landlord operates.
Key active schemes in our operating areas include:
Newham – a borough-wide selective licensing scheme covering all wards except Royal Victoria and Stratford Olympic Park, requiring all private landlords in those areas to hold a selective licence.
Waltham Forest – an active selective licensing scheme running across most of the borough. Waltham Forest is one of London’s most active licensing enforcers.
Wandsworth – a second selective licensing scheme launched on 1 April 2026, covering East Putney, Northcote and West Putney wards, requiring private landlords in those areas to secure a licence.
Croydon – selective licensing will apply to all privately rented properties in selected wards from 1 September 2026.
Southwark – active selective licensing scheme in designated areas.
Haringey – active scheme covering designated areas of the borough.
Greenwich – selective licensing in designated areas.
This is not an exhaustive list. Schemes are being introduced and expanded regularly. The only way to know definitively whether your property requires a licence is to check directly with your local council.
How do you know if your London property needs a licence?
The quickest way is to visit your local council’s website and search for “selective licensing” or “property licensing.” Most councils have an online postcode checker or interactive map showing which areas are covered.
You can also use the NRLA’s licensing checker tool, which covers schemes across England.
If your property is in a borough with an active scheme and you have not applied for a licence, you should do so immediately. The consequences of operating without one are significant.
What are the consequences of operating without a licence?
The financial exposure is serious. Operating without a licence is a criminal offence under section 95 of the Housing Act 2004 for selective licensing. On conviction in a magistrates’ court the fine is unlimited. The council may instead issue a civil penalty of up to £30,000 per offence without going to court.
Beyond the fine, a tenant or the council can apply to the First-tier Tribunal for a Rent Repayment Order requiring repayment of up to twelve months’ rent under selective licensing, or up to twenty-four months under the Renters’ Rights Act where the relevant offence is a housing offence.
On a £1,800 per month property, a two-year Rent Repayment Order amounts to £43,200. That is before the fine itself.
Unlicensed operation also affects your ability to manage the tenancy legally – it limits your options when dealing with difficult tenants and creates additional complications under the Renters’ Rights Act, which came into force on 1st May 2026.
What does a selective licence application involve?
The application process varies by council, but most schemes operate on a similar basis. You apply online through the council’s property licensing portal, providing details of the property and the licence holder.
You will typically need to provide:
- Gas Safety Certificate (if applicable)
- Electrical Installation Condition Report (EICR)
- Energy Performance Certificate (EPC)
- Floor plan of the property
- Details of any managing agent
Fees vary by council but typically range from £300 to £750 per property for a five-year licence. Some councils offer discounts for accredited landlords or early applicants.
Licence conditions vary but typically include requirements around property standards, maintenance response times and tenant management.
Is landlord licensing getting more widespread in London?
Yes – significantly. As of 2026, there are over 60 active selective licensing schemes across England. The number of schemes has grown steadily since the criteria were broadened in 2015, and several major councils are in the process of renewing or expanding their schemes.
New selective landlord licensing schemes came into force on 1 April 2026 in several areas, and further schemes are launching later in 2026. Two new schemes are launching in Harrow later this year. Medway in Kent – within TLL’s operating area along the A2 corridor – has a consultation currently open.
The trajectory is clear. More London boroughs will introduce or expand licensing schemes over the next few years. If your property is not currently in a licensing area, it may be within the next two to three years.
How The London Landlord handles licensing for you
Managing a licensing application takes time – checking whether your property is in a scheme, gathering the required documents, completing the council’s online portal, meeting the licence conditions and tracking renewal dates.
For landlords who already have enough on their plates, it is one more thing to manage in an increasingly complex regulatory environment.
We assist London landlords with selective licensing applications across our operating boroughs. We know the schemes, we know the councils, and we have been operating in South East and East London for over 20 years.
And if you would rather remove the rest of the obligations that a landlord has too – under our guaranteed rent model, compliance becomes our responsibility, not yours. We lease your property directly, take on legal and financial responsibility for it, and manage compliance obligations throughout the contract.
You receive a fixed monthly income every month. Zero fees. Zero commission. Zero compliance headaches.
Find out what your property could earn – book a free viewing
Frequently asked questions about landlord licensing in London
How do I find out if my property needs a licence? Check your local council’s website and search for “selective licensing” or use the NRLA’s online licensing checker. Most councils have a postcode checker or interactive map.
What happens if I miss the licensing deadline? You are committing a criminal offence from the date the scheme came into force. Apply immediately – councils can and do issue civil penalties of up to £30,000, and the longer you leave it the greater your exposure.
How much does a selective licence cost in London? Fees vary by borough but typically range from £300 to £750 per property for a five-year licence.
Do I need a new licence if I already have an HMO licence? In most cases, if your property is already licensed as an HMO you do not need a separate selective licence for the same property. Check with your local council to confirm.
Can The London Landlord help me with my licence application? Yes. We assist London landlords with selective licensing applications across our operating boroughs. Get in touch and we will advise on what your property needs and what we can do to help.
What is the difference between selective licensing and HMO licensing? Selective licensing applies to all privately rented properties in a designated area regardless of the number of occupants. HMO licensing applies specifically to properties occupied by multiple households – typically three or more people from two or more households for additional licensing, or five or more for mandatory licensing.