London
HMO licensing in Newham
London Borough of Newham requires a mandatory licence for HMOs occupied by 5 or more people from 2 or more households. It also runs additional licensing (bringing smaller HMOs into licensing) and selective licensing (covering other privately rented homes in designated areas). The published licence fee starts at £1,400.
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
Additional + Selective
Council-designated schemes
Licence fee
From £1,400
Decision time
Not published
Licensing schemes in Newham
Newham's borough-wide Additional HMO licensing scheme (3-4 person HMOs with 2+ households; all wards except Royal Victoria and Stratford Olympic Park) has been in force since 1 January 2023 and ends 31 December 2027. Its Selective licensing scheme (same area) runs 1 June 2023 to 31 May 2028. Both are third 5-year schemes; no renewal consultation has been announced yet, so plan for one before end-2027.
- In force from
- 1 January 2023
- Scheme ends
- 31 December 2027
Verified 24 September 2026
Licence fees
The published fee for a new HMO licence is £1,400, and £1,400 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
Newham runs three concurrent licensing schemes, each charged in two parts: Part A (processing/administration, non-refundable) and Part B (management/enforcement, refundable if the application is refused). The Mandatory HMO fee (5+ occupants, 2+ households) is £1,400 total (Part A £450 + Part B £950) for up to 5 lettings, scaling up to £6,350+ for 70+ lettings. The Additional HMO licence (3-4 occupants, 2+ households, borough-wide except Royal Victoria & Stratford Olympic Park ward) costs £1,250 total (Part A £400 + Part B £850). Selective licensing (smaller lets not otherwise HMO-licensable) costs £750 total (Part A £400 + Part B £350). Discounts: £400 (Selective) or £800 (Additional) off for newly rented properties with an EPC rating of C or above; £50 off for accredited landlord association members; a reduced £350 Part A fee on second and subsequent licensed properties under common ownership. Licences last up to 5 years unless management concerns warrant a shorter term.
Check the current fee on the council website (newham.gov.uk) before you apply.
Additional and selective licence fees
Fees for council-designated schemes are set separately from the mandatory HMO fee. Figures are the standard full-rate fee for a new licence, before any discounts.
Additional licence
£1,250
Additional (HMO) licence for a property shared by 3-4 people forming 2 or more households, new or renewal, full rate, up to 5 years, paid in two parts (Part A £400 + Part B £850)
£50 off the total fee for accredited landlords (a further £50 where the property also has an EPC of A+/A/B/C); reduced fee of £800 (Part A £250 + Part B £550) for a newly private rented property, which requires pre-application contact with the council. Part A is non-refundable.
Scheme: From 1 January 2023 to 31 December 2027
Checked 2 October 2026 against newham.gov.uk
Selective licence
£750
Selective licence for a privately rented property let to one family/household or 2 unrelated people, new or renewal, full rate, up to 5 years, paid in two parts (Part A £400 + Part B £350)
£50 off the total fee for accredited landlords; the council states the fee reduces to £650 for accredited landlords with a property rated EPC A+/A/B/C; reduced fee of £400 (Part A £250 + Part B £150) for a newly private rented property (pre-application contact required); second and subsequent multi-dwelling properties £700. Part A is non-refundable.
Scheme: From 1 June 2023 to 31 May 2028
Checked 2 October 2026 against newham.gov.uk
Minimum room sizes
| Double bedroom (2 persons aged 10+) | 10.22 m² minimum floor area (national HMO space standard, SI 2018/616). |
|---|---|
| Single bedroom (1 person aged 10+) | 6.51 m² minimum floor area (national HMO space standard, SI 2018/616). |
| Room occupied by a child under 10 | 4.64 m² minimum floor area; any room below this cannot be used as sleeping accommodation at all (SI 2018/616). |
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
- Smoke alarms fitted and kept in working order on every storey used as living accommodation.
- Escape routes kept clear of obstruction, with fire doors fitted where required and maintained.
- Carbon monoxide alarms required in any room containing a solid fuel burning appliance.
- Fire-fighting equipment and fire action notices provided where appropriate to the property's layout and size.
Kitchen, bathroom and amenity standards
- Adequate kitchen facilities for storing, preparing and cooking food, appropriate to the number of occupiers.
- Adequate number of bathrooms and toilets for the number of occupiers sharing them.
- All shared amenities kept in good decorative repair, clean condition and proper working order.
- Suitable arrangements for the storage and disposal of household waste.
Documents you will need
- Gas safety certificate (CP12) — Current annual gas safety record required for every gas appliance in the property.
- EICR — Electrical Installation Condition Report confirming the fixed wiring is safe, required under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
- EPC — Valid Energy Performance Certificate for the property; a rating of C or above also unlocks fee discounts under Newham's scheme.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with London Borough of Newham before applying. This is general information, not legal advice.