Additional HMO Licence

Coronavirus: service update – HMO licence applications will continue to be processed. Advisory and compliance visits on proposed HMO licence applications have been temporarily suspended .

For help, support and the latest information and advice please see our coronavirus landlords and tenants support page.

For information on all service changes please see our services changes page.

Service update

 

We will continue to issue licences and answer enquiries. Applicants will still be able to apply for licences online and make application fee payments.

 

Advisory and compliance visits on proposed HMO licence applications have been temporarily suspended and will resume when it has been deemed safe to do so. Landlords will however still be able to get advice on HMO space, amenity and fire precaution standards from a Housing Enforcement Officer by emailing their enquiries to Prslicensing@redbridge.gov.uk

 

Applications for temporary exemptions and requests for licence fee refunds will also continue. 


In April 2017 we approved a borough wide Additional HMO licensing scheme.

An additional HMO is any HMO that does not require a mandatory HMO licence. This includes properties occupied by 3 or 4 people living together as 2 or more separate households and which meets the standard, self-contained flat or converted building HMO test in Section 254 of the Housing Act 2004.

An additional HMO licence is also required for any purpose-built self-contained flat which meets the self-contained flat HMO test in Section 254 of the Housing Act 2004 and which is in a block of 3 or more self-contained flats.

An additional HMO licence is also required for any building that has been converted into and which consists entirely of self-contained flats, less than two-thirds of which are owner-occupied, and where the building works to convert the property into self-contained flats did not meet and still do not meet appropriate building standards. Such properties are known as Section 257 HMO’s.

Because we operate an Additional HMO licensing scheme, all HMO’s in Redbridge are required to be licensed. Failure to licence a HMO may result in a prosecution in court or a financial penalty of up to £30K.

 

What is a household?

A household is either a single person or members of the same family who live together. A family includes people who are:

  • married or living together - including people in same-sex relationships
  • relatives or half-relatives, for example, grandparents, aunts, uncles, siblings
  • step-parents and step-children
  • a foster child living with a foster parent(s) is treated as living in the same household

 

Minimum sleeping room sizes

From 1 October 2018 local housing authorities must impose conditions as to the minimum room size which may be occupied as sleeping accommodation in the HMO. A room smaller than the specified size must not be used as sleeping accommodation, and communal space in other parts of the HMO cannot be used to compensate for rooms smaller than the prescribed minimum. The purpose of this condition is to reduce overcrowding in HMOs. The standards adopted are similar, but not identical to, those relating to overcrowding in dwellings under section 326 of the Housing Act 1985.

What is the minimum sleeping room size?

  • 6.51 m 2 for one person over 10 years of age
  • 10.22 m 2 for two persons over 10 years of age
  • 4.64 m 2 for one child under the age of 10 years

The minimum size for sleeping accommodation does not apply to charities providing night shelters or temporary accommodation for people suffering or recovering from drug or alcohol abuse or mental disorders. The minimum room size for sleeping accommodation will also not apply to any flat in a Section 257 HMO which is let on a long lease and occupied by the leaseholder

 It will also be a mandatory condition that any room of less than 4.64 m 2 must not be used as sleeping accommodation and the landlord will need to notify the local housing authority of any room in the HMO with a floor area of less than 4.64 m2. These minimum room sizes will apply to all mandatory HMO and additional licences that are approved or renewed on or after 1 October 2018. Any area of the room in which the ceiling height is less than 1.5m cannot be counted towards the minimum room size.

 

Adopted HMO standards

Whilst the mandatory room sizes are the statutory minimum, local housing authorities will continue to have discretion to set their own higher standards within licence conditions, but must not set lower standards. Find out more about the HMO standards  that have been adopted by Redbridge and other east London authorities.

 

HMO fees 

Number of households

Fee on Application 

First installment

Grant of a licence

Second installment

Total fee

Base fee

£313

£885

£1,198

2

£313

£959

£1,272

3

£313

£1,033

£1,346

4

£313

£1,107

£1,420

5

£313

£1,181

£1,494

6

£313

£1,255

£1,568

7

£313

£1,329

£1,642

8

£313

£1,403

£1,716

9

£313

£1,477

£1,790

10+

£313

£1,551

£1,864

Advisory visit

An advisory visit to give guidance on HMO requirements can be arranged with a Housing Enforcement Officer upon request. There is a fee of £250 for this service.

An advisory inspection will confirm what work you will need to carry out to make your property suitable for occupation as a HMO by a specified number of persons and households and will enable your HMO application to be processed more quickly.

To arrange an advisory visit please email prslicensing@redbridge.gov.uk. 


What you need before making an Additional HMO Property Licence application

You will need to upload or e-mail copies of the following:

  • floor plans (these may be prepared by the applicant or the proposed licence holder. They do not have to be drawn up by an architect or surveyor) showing the location of fire exits, smoke alarms, heat detectors and any emergency lighting
  • an electrical installation condition report carried out within the previous five years
  • if gas is supplied to the property; the current gas safety certificate
  • fire risk assessment – see below for more information
  • commissioning and testing certificates for the fire alarm system

 

Minimum standards

Please ensure you read the Redbridge minimum property standards (PDF 141KB) before applying for a licence. 


Fire Risk Assessments

Landlords and/or managing agents of HMO’s have a duty to carry out fire risk assessments and install fire precaution measures.

For more detailed guidance, view the guidance on fire risk assessments for sleeping accommodation

Compliance visit

There will be a compliance visit before a decision on your HMO licence application is made. A Housing Enforcement Officer will contact the proposed licence holder to arrange this visit. The purpose of this visit is to ensure that the HMO is compliant with fire safety and room size requirements and has sufficient kitchen, bathroom and WC facilities for the proposed number of occupiers. Any additional licence conditions that may need to be added to the HMO licence to satisfy requirements will be agreed at the time of this visit with the proposed licence holder.

The fire precaution measures that will be requested will be in accordance with the guidance contained within the LACORS Housing Fire Safety Guidance 

If your HMO is occupied and found not to have a satisfactory means of escape or satisfactory fire precaution measures or lacks adequate kitchen, bathroom or WC facilities, you WILL be charged the fee for an advisory visit and you may be fined or prosecuted for breaching HMO management regulations and may receive a statutory notice requiring you to carry out works. If the HMO is found to be unsafe the Council may have to prohibit or restrict occupation. It is your responsibility to ensure that your HMO is safe for occupation. Please also refer to the Redbridge minimum property standards for the expected HMO standards.

 

Exemptions

Certain HMOs are exempt – see Schedule 14 to the Housing Act 2004

 

Conditions

If your HMO licence is granted there will be a number of conditions attached to the licence. Some of these conditions apply to all HMO licences and some may be specific to your HMO. You are required to comply with these conditions and the Council may request evidence from you to show that you are complying with them. A compliance visit may be carried out at any time during the licence period. It is an offence to fail to comply with a licence condition without a reasonable excuse and you may receive a caution, a civil penalty or be prosecuted for the offence.

Additional HMO licence conditions (993 KB)

 

Renewals

You should enquire about renewing your Additional HMO licence if it is about to expire and you still wish to privately rent the property in the same way it was being rented before. We recommend you enquire 3 months before your current licence expires.

Please inform us of any change in circumstances that may affect the Additional HMO licence, for example:

  • an increase in the number of occupiers, such that the HMO requires a Mandatory licence
  • the provision of additional kitchen, bathroom or WC facilities
  • the provision of additional bedrooms or communal living areas

 

Planning permission

Following the introduction of the borough wide Article 4 Direction on 6 December 2019, which removed some permitted development rights, all HMO’s in Redbridge now require planning permission. Please contact the Planning Department for advice on planning permission.

 

Planning permission is not a requirement for a HMO licence to be granted. If you are granted a HMO licence this does not mean that you also have planning permission for such use. It is your responsibility to obtain all relevant permissions to use your property as a HMO.

 

Contact us

Email: prslicensing@redbridge.gov.uk

Property Licensing Team
10th Floor
Lynton House
255-259 High Road
Ilford IG1 1NY

 

Apply for an Additional HMO property Licence

 

Redbridge Refund Policy (PDF 264KB)

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