East of England
HMO licensing in Harlow
Harlow Council requires a mandatory licence for HMOs occupied by 5 or more people from 2 or more households. No additional or selective licensing scheme is currently in force in Harlow (checked September 2026). The published licence fee starts at £850 (£350 to renew).
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
None in force
Mandatory licensing only
Licence fee
From £850
Renewal £350
Decision time
Not published
Licensing schemes in Harlow
Harlow 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.
Licence fees
The published fee for a new HMO licence is £850, and £350 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
The mandatory HMO licence fee for a property with up to 6 bedrooms is £850, reduced to £600 if the licence holder provides evidence of valid membership of a recognised Landlord Accreditation scheme (such as the NRLA). An additional £80 is charged per bedroom above 6. Renewal of an existing licence costs £350 (reduced to £225 with accreditation), also for up to 6 bedrooms, plus £80 per additional bedroom above 6. The council separately charges £50 for an incomplete application, £180 for a missed or incomplete inspection, £260 for a re-inspection (£210 with accreditation), and escalating reminder-notice fees of £78, £50 and £70.
Check the current fee on the council website (harlow.gov.uk) before you apply.
Minimum room sizes
| Single adult bedroom | 6.51 m² minimum. |
|---|---|
| Double/2-adult bedroom | 10.22 m² minimum. |
| Single child's bedroom (under 10) | 4.64 m² minimum. |
| Two children's bedroom (both under 10) | 9.28 m² minimum. |
| Notes | Figures quoted directly from Harlow Council's HMO licence application guidance, matching the national statutory HMO space standard (with the two-children figure being double the single-child minimum). |
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.
Fire safety requirements
- Property must have a suitable fire safety system for its layout and occupancy.
- All new HMOs, or HMOs that have been materially altered, must have a Grade D1, category LD1 fire detection and alarm system.
- Fire alarm test certificate required, and emergency lighting test certificate required where emergency lighting is fitted.
Kitchen, bathroom and amenity standards
- Property must meet the council's minimum amenity standards for the number of occupants.
- The licence holder and manager must be assessed as a 'fit and proper person'.
- No restrictive covenants preventing HMO use are permitted on the property title.
- Full planning permission is required for the property's use as an HMO.
Documents you will need
- HMO licence application form — Completed in full.
- Fire risk assessment form — Required with every application.
- Gas safety certificate — No more than 12 months old, where the property has gas appliances.
- EICR — Electrical Installation Condition Report, no more than 5 years old.
- Fire alarm test certificate — No more than 5 years old.
- Emergency lighting test certificate — Required where emergency lighting is installed.
- Sketch plan — Showing room dimensions in metres.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Harlow Council before applying. This is general information, not legal advice.