HMO licensing in Blackburn with Darwen

Blackburn with Darwen Borough Council operates the national mandatory scheme. We found no additional or selective licensing scheme in force or proposed as of September 2026. Councils can introduce one after a public consultation, so it is worth setting an alert.

The published fee for a new HMO licence is £950, and £950 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.

The council charges a flat HMO licence fee of £950 covering up to 10 lettable rooms/units, plus £50 for each additional let beyond 10. The fee is paid in full as part of the online application (via the council's Digital Customer Portal) - the council does not publish an instalment plan for this fee. No separate, discounted renewal fee is published; renewal applications (required at least 12 weeks before expiry) go through the same application process and fee structure as new applications. A licence lasts a maximum of 5 years.

Check the current fee on the council website (blackburn.gov.uk) before you apply.

National minimums for licensed HMOs are 6.51 m² for one adult and 10.22 m² for two adults; councils can apply higher local standards.

• A working automatic fire detection and alarm system appropriate to the property must be installed, inspected, and certified, with the certificate submitted as part of the licence application.
• Main escape routes must be protected by self-closing, fire-resisting doors meeting FD30s standard (resisting fire and smoke for a minimum of 30 minutes).
• Escape routes must be kept clear of obstacles and combustible/waste material at all times.
• A Fire Safety Log Book must be kept on the premises recording periodic inspection and maintenance of the alarm system, fire-fighting equipment and (where fitted) emergency lighting.
• Emergency lighting, where provided, must be installed and inspected by a competent contractor with certification retained.
• A valid gas safety record (renewed annually by a Gas Safe registered engineer) must be provided for all gas installations and appliances.
• All electrical installations must be checked and tested by a competent person, with a valid Electrical Installation Condition Report (EICR) held.
• Smoke alarms and carbon monoxide detectors must be correctly positioned and properly installed throughout the property.
• Furniture and soft furnishings supplied to tenants (beds, mattresses, sofas etc.) must comply with the Furniture and Furnishings (Fire)(Safety) Regulations 1988 (as amended).

• The property and manager/licence holder must be assessed as suitable: the house must be suitable for the number of occupants in terms of size and facilities, and the manager must be a 'fit and proper person' (no relevant criminal record or breaches of landlord law/code of practice).
• Each occupier must be given a written statement of the terms on which they occupy the property (e.g. a tenancy agreement).
• All electrical appliances and furniture supplied must be kept in a safe condition; portable electrical appliances supplied to tenants (kettles, vacuum cleaners etc.) must be PAT tested and certified.
• The condition of the property, its contents, and all facilities/amenities (including bathrooms and toilets) must be kept in repair and in good working order - this can be imposed as an additional licence condition.
• The licence holder/manager and anyone else involved in the daily running of the property must pass a Basic DBS (Disclosure and Barring Service) check dated within the last 3 months.
• The council may impose additional conditions restricting use of parts of the HMO, requiring steps to prevent anti-social behaviour, requiring specified repairs within a set timeframe, or requiring the licence holder/manager to attend an approved training course.

• Gas safety certificate — Valid Gas Safety Record for all gas installations/appliances, dated within the last 12 months and issued by a Gas Safe registered engineer.
• EICR — Electrical Installation Condition Report confirming the electrical installation has been checked and tested by a competent person; must be current/valid at the time of application.
• Fire safety inspection certificate — Certificate for the automatic fire detection and alarm system (and emergency lighting, if fitted), dated within the last 12 months, showing installation date and last inspection.
• Basic DBS certificates — Dated within the last 3 months for the proposed licence holder and everyone else involved in the daily running of the property.
• PAT certificate — Required if the landlord supplies any portable electrical appliances (e.g. kettle, vacuum cleaner) for tenant use.
• Floor plans and room schedule — A numbered floor plan of every level showing each room used or proposed for sleeping, plus a table giving floor level, room number, occupant numbers, room description and dimensions (per the council's HMO Floor Plans Template).
• Planning permission reference — Required for new HMOs before applying - the application will be delayed if this is not supplied.
• Sample tenancy agreement — A copy of the written tenancy agreement provided to occupiers, if one is used.

• blackburn.gov.uk
• blackburn.gov.uk
• blackburn.gov.uk
• gov.uk
• legislation.gov.uk
• propertylicence.org.uk
• propertywire.com

Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Blackburn with Darwen Borough Council before applying. This is general information, not legal advice.