In short
HMO licensing support helps landlords and managing agents organise the property information, safety records and remedial work needed for an application or renewal. Peachtree Maintenance prepares and coordinates the practical elements for clients in London and across the UK. We are not a law firm and do not determine whether a licence must be granted or provide legal representation.
Understand the local licensing requirements
In England, mandatory HMO licensing under the Housing Act 2004, extended in scope in 2018, generally applies to properties occupied by five or more people forming more than one household who share facilities such as a kitchen or bathroom. The former three-storey threshold was removed. Exemptions and particular building arrangements can affect the position, so check your property with the council.
Additional licensing can cover smaller HMOs, while selective licensing applies to specified privately rented housing within designated areas, subject to the scheme's rules and exemptions. Schemes vary by council, including across many London boroughs. Licences are typically granted for up to five years and may be shorter. Check the actual expiry date and conditions rather than assuming a standard term.
Operating a licensable property without the required licence can lead to prosecution or a civil penalty, and rent repayment orders may also be available. The Housing Act 2004 civil penalty framework has provided for penalties up to £30,000 as an alternative to prosecution. Check current GOV.UK guidance and commencement of any changes for the applicable limits and rules. This is general information, not legal advice about an individual case.
Prepare a complete, consistent application pack
Council checklists differ. Common requests include ownership and management details, proposed occupancies, floor plans, room sizes, amenity information and relevant gas, electrical and fire safety documents. Some councils request declarations or further supporting records. Use the current form for the correct scheme rather than copying an older application from another borough.
Check that addresses, room labels, resident numbers and certificate dates agree across the pack. A floor plan showing a different layout from the inspection report can create avoidable questions. We flag inconsistencies and coordinate practical corrections, while the applicant remains responsible for truthful declarations and confirming their authority to apply.
Manage conditions beyond the application date
Submitting an application is not the end of the management task. Read the issued licence, record occupancy restrictions and diarise deadlines for conditions, document renewals and the next application. If the council requests works, distinguish the required outcome from the contractor's proposed method and clarify uncertainties before approving the scope.
One point of contact helps coordinate inspections, access and follow-up work without losing the thread between trades. Agents can arrange monthly consolidated invoicing for agreed portfolio work. Keep council correspondence with the digital property records, and seek specialist legal or planning advice where eligibility, enforcement, ownership or lawful use is disputed.
How it works
- 01
Identify the scheme
Confirm the address, occupancy and relevant council scheme. Check published boundaries, exemptions and application instructions rather than relying on a neighbouring property's position.
- 02
Review the evidence
Compare existing records against the council checklist. List missing documents, inconsistent details and practical questions that need resolution before submission.
- 03
Coordinate preparation
Arrange agreed inspections and remedial work, recording completion evidence. The landlord or authorised applicant reviews declarations and submits the application through the council's process.
- 04
Track the next actions
Organise follow-up requests, licence conditions and renewal dates. Agree which property tasks we will handle and which remain with the applicant or adviser.
Frequently asked questions
01Does a four-person HMO need a licence?
It may do under a council's additional licensing scheme, even though it falls below the usual mandatory five-person threshold. Check the property's address, occupancy and scheme rules with the council. The absence of mandatory licensing does not remove other housing management responsibilities.
02What documents do I need for an HMO licence?
Start with the council's current checklist. Common items include floor plans, room measurements, management details and relevant safety records. Requirements vary, and some documents depend on the property's installations. We help identify gaps rather than promising one universal document pack will suit every application.
03How long does an HMO licence last?
A licence is typically issued for up to five years, but the council can grant a shorter term. Check the licence itself and the council's renewal instructions. Do not assume an application or property purchase automatically transfers or extends an existing licence.
04Can I let the property while my application is being considered?
The position depends on the circumstances and whether a valid application has been duly made, alongside other applicable requirements. An application is not general permission to ignore planning, safety or occupancy rules. Ask the council and obtain legal advice if you are unsure before letting.
05Will you submit the application and deal with enforcement for me?
We agree the administrative and practical scope before starting. Our core service is preparing records and coordinating property work, not acting as your solicitor. The authorised applicant retains responsibility for submission and declarations; enforcement disputes should go to an appropriately qualified legal adviser.
Last reviewed 20 October 2026. General information, not legal advice.