Property licensing

Property licences are compulsory for landlords and property managing agents

All landlords and/or property managing agents letting a property in the London Borough of Barking and Dagenham must have one of the following licences for each property they let.

There are 3 types of licence:

  1. Selective licence - compulsory for all let residential accommodation that is not an Additional or Mandatory HMO
  2. Additional HMO (houses in multiple occupation) licence - compulsory for properties occupied by 3 or more non-related occupiers that are sharing some basic facilities or amenities such as a kitchen or bathroom
  3. HMO (houses in multiple occupation) licence - compulsory for properties of three or more storeys, occupied by five or more persons living in two or more households

Our private rented property guide explains the differences in more detail and gives guidance on the application process.

Private rented property licences guide

Applicants who are landlords with previous management contraventions and who are of concern may only be granted one year licences.

Landlords in the process of purchasing a property to rent out, or owners of properties just embarking on the possibility of becoming landlords should contact us for guidance on when to apply for a licence.

Unlicensed properties Toggle accordion

It is a criminal offence to let a property that is required to be licensed without applying for a licence. A property must be licensed unless the licence is revoked or the landlord is no longer the owner of the property.

We work closely with the police, London Fire Brigade and other agencies to identify unlicensed properties. We will also carry out compliance visits to all licensed properties.

There is a range of sanctions for operating without a licence, depending on the circumstances. Failure to apply for a licence can lead to a fine. Landlords renting properties in the borough who have not applied or paid for a private rented property licence may only be eligible to for a one year licence and are at risk of prosecution.

If we cannot grant a licence or a licence is revoked, we have the power to make an interim management order (IMO). The IMO will transfer the management of the property to the council for a specified period, after which a final management order (FMO) may be made.

An unlicensed landlord is not able to use the section 21 possession procedure, which entitles them to regain possession of the property without a court hearing, following the service of a valid notice giving the tenant at least two months’ notice.

For any period where an unlicensed property is privately rented, an application can be made to the residential property tribunal for a rent repayment order, which could mean a landlord having to repay up to 12 months of rent to the tenants. Where we have taken enforcement action, a licence may be revoked or varied and may require a new application for all licence types.

Licensing conditions for approval Toggle accordion

We must be satisfied that the property to be licensed must be reasonably suitable for occupation. Refer to the private rented property licensing conditions before completing your application, to ensure that your property meets the standards.

Private rented property licensing conditions

The proposed licence holder must be a fit and proper person to be the licence holder and must be the most appropriate person to hold the licence.It could be the landlord, the person receiving the rent or the person in control of the property.

It’s preferred (though not essential) that the proposed licence holder submits this application. The proposed management arrangements for the house must be otherwise satisfactory.

Selective licences Toggle accordion

The selective licence is for any size or type of property in which one or two people live as a single household. All landlords who rent out or let residential accommodation that is not an Additional or Mandatory HMO must have a selective licence.

Selective licensing of residential accommodation under Part 3 of the Housing Act 2004 is intended to respond to the problems of antisocial behaviour within the borough. It applies to all private rented properties within the borough that are not a house in multiple occupation (HMO). It is a tool to deliver sustainable improvements to private rented accommodation, increasing the quality of existing stock in the private rented sector in terms of both physical conditions and management standards.

Our private rented property guide explains licence types in more detail.

Private rented property licences guide

Making an application

Read our step-by-step guide to making an application and the licensing conditions before completing the form. The guide contains information on licensing a property and how to complete each section of the form.

Step-by-step guide to property licencing application

Information required

You will need to be able to provide these details in order to complete your application:

  1. Name, address, email and telephone number of company/person managing the property
  2. Name and telephone number of the tenant
  3. Mortgage lender name, address and account/reference numbers
  4. Measurements of rooms in square metres (m²) and their location within the private rented property

Apply online

The easiest way to apply is using our online form. After applying you'll need to submit and pay for your licence.

Selective rented property licence online form

Apply by email or post

Download our application form for completion offline and return by email or post. After applying you'll need to submit and pay for your licence.

Selective rented property licence offline form

Submit and pay for your licence online

Once you've completed your application form you'll need to register your details.

If you completed the offline application form, you must scan the form onto your computer so you can upload it.

Submit and pay for your licence

Submit and pay for your licence by email or post

You can submit your completed application form by post or email. Send your application, supporting documents and payment to the Private Rented Property Licensing Team

Payment by cheque

Payment can be made by cheque payable to LBBD

Payment by telephone

Payment can be made over the phone with a debit card by calling 020 8724 8898.

Additional HMO (Houses in Multiple Occupation) licences Toggle accordion

Additional HMO licences are for one or two storey properties, in which 3 or more non-related occupiers that are sharing some basic facilities or amenities such as a kitchen or bathroom to have a licence.

Our private rented property guide explains licence types in more detail.

Private rented property licences guide

Making an application

Read our step-by-step guide to making an application and the licensing conditions before completing the form. The guide contains information on licensing a property and how to complete each section of the form.

Step-by-step guide to property licencing application

Information required

You will need to be able to provide these details in order to complete your application:

  1. Name, address, email and telephone number of company/person managing the property
  2. Name and telephone number of the tenant
  3. Mortgage lender name, address and account/reference numbers
  4. Measurements of rooms in square metres (m²) and their location within the private rented property

Apply online

The easiest way to apply is using our online form. After applying you'll need to submit and pay for your licence.

Additional HMO licence online form

Apply by email or post

Download our application form for completion offline and return by email or post. After applying you'll need to submit and pay for your licence.

Additional HMO licence offline form

Submit and pay for your licence by email or post

You can submit your completed application form by post or email. Send your application, supporting documents and payment to the Private Rented Property Licensing Team.

Payment by cheque

Payment can be made by cheque payable to LBBD

Payment by telephone

Payment can be made over the phone with a debit card by calling 020 8724 8898

Selective and Additional HMO licence fees Toggle accordion

Application and renewal fees

All fees are applicable on application for a licence, renewal of a licence and change of licence holder.

ServiceSelectiveAdditional HMO

Normal application and renewal

Licences expire on 31 August 2019

£506£700

1 year application and renewal

Landlords with previous management contraventions or who are of concern (a person who has or is being investigated for fraud relating to tenancies or is subject to enforcement action or prosecution relating to contraventions under the Housing Acts and associated regulations) will be charged £506 for a 1 year licence or renewal.

£506£700

Change of licence holder

The fee for changing the licence holder is the same as the full fee for the licence.

£506£700

Licence variation fees

ServiceCost
Change of address details of any existing licence holder, manager, owner, mortgagor, freeholder, leaseholder etcFree
Change of mortgagor, owner, freeholder, and leaseholder (unless they are also the licence holder or manager)Free
Reduction in the number of maximum occupiers and/or households for licensing purposesFree
Variation of licence instigated by the councilFree
Change of manager (unless they are also the licence holder)Free
Change of licence from Selective licence to Additional HMO licence without an additional visit£194
Change of licence from Selective licence to Additional HMO licence with an additional visit£356
Reprinting of lost licence£11
Revocation of licenceFree
Application for licence following revocation of licenceFull application fee
Application refused by the council    Full application fee with no refund
Application withdrawn by the applicantFull application fee with no refund
Application made in error by someone out of boroughNo fee, and a refund will be made

Selective and Additional HMO registers Toggle accordion

A requirement of the licensing scheme is to have a public register available.

Restricted register

The restricted version of the regster can be viewed online.

Public register for Selective and Additional licences

Unrestricted register

The unrestricted version of the register is available for viewing by visiting the Private Rented Property Licensing Team, open 10am to 4pm, Monday to Friday (closed on public holidays).

Temporary exemptions

By law we have to keep a register of temporary exemption notices relating to property licensing. There are currently no properties approved for temporary exemption in the borough.

We can serve a temporary exemption notice when the landlord or manager of a property which is required to be licensed, but is not licensed, tells us that they intend to take steps to ensure that the property is no longer required to be licensed. The notice exempts the property from the licence requirements for 3 months from the date of service.

We can serve a second temporary exemption notice providing a further period of 3 months exemption running from the expiry date of the first notice if the landlord/manager notifies us that it is required. There must be exceptional circumstances to justify a second notice.

HMO (Houses in Multiple Occupation) licences Toggle accordion

HMOs are houses in which many unrelated people live.

The Housing Act 2004 requires large Houses in Multiple Occupation (HMOs) to be licensed. Licences aim to ensure minimum standards of safety and maintenance for HMOs. Shelter has more information about HMO standards.

An HMO needs to be licensed if it has 3 or more floors, including cellars, basements and loft conversions.

An HMO counts as a large HMO, and must be licensed, if it has 5 or more tenants, forming 2 or more households, using shared facilities such as toilets, bathrooms and kitchens.

Information and guidance

Apply by post

Read our step-by-step guide to making an application before completing the form. The guide contains information on licensing a property and how to complete each section of the form.

Guidance for HMO licence application

Download our application form for completion offline and return by post to the address at the end of the form, with the required documents and payment. If you have more than one house in muItiple occupation you will need to complete a separate application form for each property.

Mandatory HMO licence application form

Equality monitoring

We want to ensure that we are providing a service to all sections of the community and would appreciate your assistance by completing and returning our monitoring form.

HMO monitoring form

Penalties for non-compliance

It is illegal to operate an HMO without a licence (unless it is an HMO that does not need a licence). The courts can impose a fine of up to £30,000 on the landlord of an unlicensed HMO. In addition, the tenants will be able to reclaim up to 12 months rent.

If an HMO should be licensed but isn’t, the landlord cannot serve notice to quit on a tenant until the licence has been obtained.

HMO licence fees Toggle accordion

For each application for a 5 year licenceUp to 5 habitable rooms6 to 9 habitable rooms10 to 14 habitable rooms15 to 19 habitable rooms20 or more habitable rooms
Application fee£956£1,200£1,300£1,500£1,650
Fee for assistance with application (including form completion) £161.50 +
£7.50 per
room
£171.50 +
£7.50 per
room
£182 +
£7.50 per
room
£192 +
£7.50 per
room
£202 +
£7.50 per
room

HMO public register Toggle accordion

The Housing Act 2004 requires that local authorities hold a public register of all registered HMO’s. Our register can be viewed online.

Public register for HMO licenses

Private Rented Property Licensing Team

Pondfield House, 100 Wantz, Road, Dagenham RM10 8PP

020 8724 8898

privaterentedpropertylicensing@lbbd.gov.uk

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