South East
HMO licensing in Maidstone
Maidstone Borough 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 Maidstone (checked September 2026). The published licence fee starts at £930 (£860 to renew).
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
None in force
Mandatory licensing only
Licence fee
From £930
Renewal £860
Decision time
Not published
Licensing schemes in Maidstone
Maidstone 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.
Licence fees
The published fee for a new HMO licence is £930, and £860 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
Maidstone Borough Council's own 'Houses in multiple occupation licences' page states the total cost of a new HMO licence application is £930, reduced to £895 for accredited landlords; payment is requested when the application form is submitted. The separate 'Houses in multiple occupation licence renewals' page states the renewal application fee is £860, reduced to £835 for accredited landlords. No instalment plan is mentioned on either page.
Check the current fee on the council website (maidstone.gov.uk) before you apply.
Minimum room sizes
| Sleeping area, one person | 9 m² (100 sq ft) minimum. |
|---|---|
| Sleeping area, two persons | 14 m² (150 sq ft) minimum. |
| Kitchen area (per unit) | 4.5 m² (50 sq ft) minimum, for one or two persons. |
| Shared living area, 1-5 people | 11 m² (120 sq ft) minimum. |
| Shared living area, 6-10 people | 16.5 m² (180 sq ft) minimum. |
| Shared kitchen area, 1-5 people | 7 m² (75 sq ft) minimum. |
| Shared kitchen area, 6-10 people | 10 m² (110 sq ft) minimum. |
| Shared kitchen/diner, 1-5 people | 11.5 m² (125 sq ft) minimum. |
| Shared kitchen/diner, 6-10 people | 19.5 m² (210 sq ft) minimum. |
| Measurement rule | Rooms are measured wall to wall (including built-in cupboards), discounting projections such as chimney breasts and any floor area with a ceiling height under 150 cm. Occupancy is age-weighted: under-1s are not counted, ages 1-10 count as half a person, ages 11+ count as one person. No single room is considered suitable for more than two persons. |
| National fallback (not used here) | Maidstone applies its own bespoke room-size standards (above) rather than the national statutory minimums under the Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018 (6.51 m² single / 10.22 m² double / 4.64 m² child under 10). |
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
- Mains-powered, interlinked smoke detection system required; size and type depend on the size and type of the HMO.
- A fire blanket must be fixed to a wall in each kitchen.
- Night latch locks (not mortice locks) required on doors where locks are provided.
- The council may additionally require 30 minutes' fire resistance to walls and ceilings, fire doors to rooms off staircases and landings, and emergency lighting at all changes of direction and level, depending on individual property assessment.
- Landlords must obtain a fire risk assessment (Kent Fire and Rescue Service / GOV.UK guidance referenced) and are advised to contact the council's Housing Standards team before carrying out related works.
- Furniture and furnishings must meet the Furniture and Furnishings (Fire)(Safety) Regulations 1988 (cigarette- and match-resistant upholstered furniture).
Kitchen, bathroom and amenity standards
- Facility sets required scale with occupancy: one set of facilities for up to 5 people, two sets for 6-10 people, three sets for 11-15 people.
- Bathroom: one bath (min. length 167 cm) or one shower (min. 80 x 80 cm) shared by up to 5 persons; one toilet with wash hand basin shared by up to 5 persons; one separate toilet with wash hand basin shared by up to 5 persons.
- Kitchen (per unit or shared by up to 5 persons): cooker with 2 hot rings + grill + oven per unit, or 4 hot rings + grill + oven shared by up to 5; one sink/drainer with hot and cold water per unit or shared by up to 5; worktop minimum 100 x 60 cm per unit or 200 x 56 cm shared by up to 5; food storage - one base unit (90h x 50w x 60d cm) per person; one under-counter fridge/freezer per unit or one shared fridge/freezer for up to 5; 3 twin sockets above worktop + 1 below per unit, or 6 twin sockets above worktop shared by up to 5; one washing machine, one tumble dryer and one outside washing line shared by up to 5 persons.
- Tea stations (kitchenettes in individual rooms) are not usually permitted; landlords must discuss any proposal with the council first.
- Minimum electrical socket provision: 6 twin sockets in kitchen (2 below worktop), 5 twin sockets in living room, 4 twin sockets in bedroom, 2 twin sockets in hallway/landing(s).
- EICR required at minimum 5-yearly intervals; Code 1/2 defects must be resolved within 28 days and the council informed.
Documents you will need
- Tenancy agreement — Actual or sample agreement to be used, required before applying.
- Electrical Installation Condition Report (EICR) — Required before applying; also required for renewals.
- Gas safety certificate — Required if gas appliances are present.
- Fire alarm test certificate — Required before applying.
- Emergency lighting test certificate — Required if applicable.
- Fit and proper person form (manager) — Completed by the property manager.
- Fit and proper person form (licence holder) — Completed by the proposed licence holder.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Maidstone Borough Council before applying. This is general information, not legal advice.