South East
HMO licensing in Reading
Reading Borough Council requires a mandatory licence for HMOs occupied by 5 or more people from 2 or more households. It also runs additional licensing, which brings smaller HMOs (typically 3 or 4 people) into licensing. The published licence fee starts at £1,500.
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
Additional
Council-designated schemes
Licence fee
From £1,500
Decision time
Not published
Licensing schemes in Reading
Reading has approved (13 Nov 2024) a phased selective licensing scheme for all privately rented homes, starting with Battle ward and later Park and Redlands, but no designation has been made and no start date is set; the council expects Battle within about two years. The consultation ran from 6 June 2024 and has closed. Separately, borough-wide additional licensing (3-4 person HMOs) is in force from 1 March 2026 to 28 February 2031.
- Announced
- 6 June 2024
- Consultation closes
- 28 August 2024
Verified 24 September 2026
Licence fees
The published fee for a new HMO licence is £1,500, and £1,500 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
Mandatory HMO licence, 'Standard rate for new and renewal applications', HMO with up to 5 letting rooms/units: Part A £1,125 (on application) + Part B £375 (once draft licence issued) = £1,500. Supplement of £28 per additional letting room/unit above 5. Late fee (application more than 12 weeks late): Part A £1,375 + Part B £375 = £1,750.
Fee source: reading.gov.uk (checked 2 October 2026). Fees change during the year, so check the council 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
£1,500
Additional HMO licence (3-4 occupant HMOs, borough-wide), licence of up to five years, paid in two parts: Part A £750 with the application + Part B £750 when the draft licence is issued
No discounts published. Late application surcharge of £250 applies if applying after the grace period; £50 incomplete-application charge; £52 missed-inspection charge. Council states the fee is the same as for a 5-bedroom property on the mandatory scheme.
Scheme: From 1 March 2026
Checked 2 October 2026 against reading.gov.uk
Documents you will need
- Gas safety certificate (CP12) — Within the last 12 months for every gas appliance on the property.
- EICR — Electrical Installation Condition Report, dated within the last five years.
- EPC — Valid Energy Performance Certificate for the property.
- Floor plan with room dimensions — To scale, showing every room and its floor area against the HMO minimums.
- Fire risk assessment — Current assessment of the property's means of escape, alarms and compartmentation.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Reading Borough Council before applying. This is general information, not legal advice.