Check if you need a licence
All landlords who own or manage a house in multiple occupation (HMO) property must have a licence for each property. This will be either a mandatory HMO licence or additional HMO licence.
From 1 October 2018, the mandatory licensing scheme for HMOs was extended.
A mandatory licence is required if either of the following apply:
- the property is occupied by 5 or more people forming more than 1 household who share some amenities, such as a kitchen or bathroom
- the property is a purpose built flat occupied by 5 or more people forming more than 1 household
A borough-wide additional HMO licensing scheme started on 1 September 2020.
An additional HMO licence is required if:
- the property is occupied by 3 or 4 people forming more than 1 household
- tenants share some amenities, such as a kitchen or bathroom
To check if your property is an HMO, see what is an HMO?
What is an HMO?
A house in multiple occupation (HMO) is a building or part of a building that is occupied by 3 or more people, forming more than 1 household.
Occupants of HMOs usually share 1 or more amenities, such as a kitchen or bathroom.
Mandatory HMO licensing
Mandatory HMO licensing is a government scheme covering rented properties that:
- are occupied by 5 or more unrelated people who form more than 1 household
- share amenities, such as kitchens or bathrooms
Additional HMO licensing
Additional HMO licensing is a borough-wide scheme covering rented properties that:
- are occupied by 3 or 4 unrelated people who form more than 1 household
- are under 1 or more tenancies
- share amenities, such as kitchens or bathrooms
HMOs and planning consent
Under planning legislation, a borough wide Article 4 Direction is in place in Enfield. This has removed permitted development rights if you’re changing a building from a single family home into an HMO. This means that if you want to rent it out as an HMO, you must have appropriate planning consent or prove that it has established use.
We will take into account the planning status of an HMO as part of the licence application process. In the case of unauthorised use, we will grant a licence with a reduced term, usually 2 years. If a reduced term licence is granted due to a breach of planning control, the landlord should address this within that same period. This will be either by fixing the breach (returning an unauthorised HMO back to single family use) or getting the necessary planning consent.
The issuing of an HMO licence does not mean the property has the appropriate planning and building permission for this use. It will not have any bearing on the matter should planning or building control consider it necessary to pursue any formal action. The onus is on the applicant to fully consider and address all relevant planning and building control permissions.
For more information about applying for planning consent, visit the Planning Portal.
Information required
Before applying for a licence, you will need the following information to complete your application:
- Details of the licence holder, including name, address and date of birth
- Room sizes in square metres
- Number of bathrooms and kitchens
- Details about the property structure and safety equipment
- Floor plans
- Name and addresses of all people and organisations with an interest in the property (such as freeholders, leaseholders, managing agents and mortgage provider)
- Documents (gas safety certificate, electrical and fire safety documents, tenancy or licence agreement and Energy Performance Certificate)
- Payment card details
Fit and proper person
In order for a landlord, letting or management agent to be granted a private rented property licence, they will need to demonstrate they are a 'fit and proper' person. This will involve making a declaration to confirm their status regarding any criminal offences.
Failure to meet the fit and proper person test may result in an application for a licence being refused.
In deciding whether someone is fit and proper, we must consider:
- any offences involving fraud or other dishonesty, violence, drugs, or any offence listed in Schedule 3 of the Sexual Offences Act 2003
- any unlawful discrimination on grounds of sex, colour, race, ethnic or national origins or disability
- any contravention of the law relating to housing or landlord and tenant law
- whether the person has a ‘banning order’ in force under section 16 of the Housing and Planning Act 2016
- if any person involved in the management of the property has a sufficient level of competence to be involved
We may also decide a person is not fit and proper due to association with other persons not considered fit and proper and where this would affect the management of a licensed property. The proposed licence holder and managing agent, if applicable, must also be able to demonstrate that satisfactory management and financial arrangements are in place for the property.
Applications from letting or managing agents, and non-UK residents
Who can make a licence application
You should make sure you're the appropriate person before applying for the licence. This is usually the property owner, the manager employed by the owner, or the person in receipt of the rent.
Proposed licence holder
The licence holder should have the power to:
- let and terminate tenancies
- access all parts of the premises (same as the owner)
- authorise repairs or maintenance
If the property is managed by someone other than the licence holder, such as a letting or managing agent, the licence holder should ensure:
- the agent is fully aware and compliant with the licence conditions
- there are satisfactory management arrangements and a signed declaration in place
- the agent is a member of the Redress scheme
A copy of the contract between the owner and the agent must be provided. This must include a declaration that the agent is fully aware and compliant with the licence conditions and there are satisfactory management arrangements in place.
Non-UK applicants
Applications for a property licence from a non-UK resident will only be considered valid if there is a managing agent based in the UK. The managing agent must agree to the conditions and obligations imposed in the licence conditions by signing a declaration.
Limited company application
Applications from a limited company need to provide:
- a full company name
- a registered address
- a registration number
- a name of the person who can be contacted about the licence
Applications will only be accepted from companies with a UK registered office.
Apply for a licence
HMO applications must be made online through the property licensing website.
You can make multiple licence applications, pay the licence fee and provide the necessary documentation. You will need to create a new user account before you can make a licence application.
For guidance on the application process and how to apply for a licence, view the property licensing application process (PDF, 849.5 KB).
Processing your application
We aim to process your application within 60 working days. If there is any information missing or more details are needed, we will contact you. It’s important the email address and contact numbers you provide in your application are correct and up to date.
Due to a high volume of applications, we may not always be able to determine your application within 60 working days. If you have an urgent query, please contact us at prsh@enfield.gov.uk.
Tacit consent does not apply to applications made for a property licence. We must process and approve your application before you are granted a licence.
Mandatory HMO fees
The fee for a mandatory HMO licence with up to 5 lettable rooms is £1,469. There is a charge of £165 for each extra lettable room thereafter.
The fee for a mandatory HMO licence is split into 2 parts:
- Part 1 is non-refundable and is payable when submitting the application (this covers the administration cost for processing the application)
- Part 2 is payable when the draft licence is issued and automatically collected using the payment details created with the application
| Number of lettable rooms | Part 1 fee | Part 2 fee | Total |
|---|---|---|---|
5 | £587 | £882 | £1,469 |
6 | £653 | £981 | £1,634 |
7 | £719 | £1,080 | £1,799 |
8 | £785 | £1,179 | £1,964 |
9 | £851 | £1,278 | £2,129 |
10 | £917 | £1,377 | £2,294 |
For information on licence fees for properties with more than 10 lettable rooms, email prsh@enfield.gov.uk.
Additional HMO fees
The fee for an additional licence is £1,276 and payable in 2 parts:
- Part 1 is payable when the application is made and is non-refundable
- Part 2 is payable when the draft licence is issued and automatically collected using the payment details created with the application
| Part 1 fee | Part 2 fee |
|---|---|
£510 | £766 |
Renewing an HMO licence
You must use the property licensing website to make your licence application. You will need to apply at least 2 months before the current licence expires, to allow time for checks to be made and an inspection to be carried out.
Variation of an HMO licence
You will need to use the property licensing website to request changes to an existing licence. This may include:
- a change in the property agent or company managing the house
- a change of address for the landlord
- a change in the occupancy level in the house
If you think that your property is exempt from the requirement of property licensing, contact the private rented sector licensing team by emailing prsh@enfield.gov.uk.
Property licence public register
You can view the restricted register of properties licensed in Enfield free of charge.
You can also request the full register for a fee of £165. Pay the fee using the button below, and then email your request to prsh@enfield.gov.uk.