HMO licensing in Southend-on-Sea

The published fee for a new HMO licence is £1,300. Fees can depend on the number of occupants or lettings, and they are reviewed each year.

Mandatory HMO licence fee for a property with 5 lettings is £1,300, with each additional letting over 5 charged at £120 (landlords with larger HMOs are asked to contact the council directly to confirm the fee). The fee is split into two parts - Part A of £312 payable on application submission, and Part B of £988 payable before the licence is issued - with no discount and no provision for instalments beyond this two-part split. Separately, Southend's Selective Licensing scheme (for ordinary privately rented homes in designated neighbourhoods, not HMOs) costs £830 total, split as Part A £208 and Part B £622, for a 5-year licence.

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

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.

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 Fire Risk Assessment (FRA) is required for the common parts of the HMO (entrance, escape routes, shared kitchens/bathrooms), required under the Regulatory Reform (Fire Safety) Order 2005, except where the HMO is occupied by a single cohesive group on one tenancy with access to all parts of the property.
• The council follows the (former LACORS) Local Government Regulation Housing Fire Safety Guide and the HM Government Fire Safety Risk Assessment in Sleeping Accommodation guide, and applies current British/European standards when assessing fire precautions.
• Automatic fire detection system required, with a current inspection and test certificate submitted with the application.
• Emergency lighting required where indicated by the risk assessment, with a current test certificate where fitted.
• Soft furnishings (beds, sofas, armchairs etc.) must comply with the Furniture and Furnishings (Fire)(Safety) Regulations 1988 (as amended).

• Gas appliances and installations must be maintained safely under the Gas Safety (Installation and Use) Regulations 1998, with a current gas safety certificate (no more than 12 months old) submitted.
• Electrical installation must be checked, tested and certified by a competent person, with the certificate no more than 5 years old for licensing purposes.
• Portable electrical appliances supplied to tenants must have a current PAT certificate renewed every 12 months (or proof of purchase if under 12 months old).
• A Domestic Energy Performance Certificate is required for the entire HMO and any self-contained units within it.
• The licence holder and manager must satisfy the council's 'fit and proper person' test under Housing Act 2004 Section 66.

• Sketch floor plan — Showing doorways, exits, stairways, walls, room descriptions, facilities and the floor area (m²) of each room.
• Automatic fire detection certificate — Current inspection and test certificate(s).
• Emergency lighting certificate — Current inspection and test certificate(s), where fitted.
• Gas safety certificate — Current inspection and test certificate(s), no more than 12 months old.
• EICR — Electrical installation inspection and test certificate(s), no more than 5 years old.
• Tenancy agreement — Copy of the most recent, signed tenancy agreement used at the property.
• EPC — Domestic Energy Performance Certificate(s) for the whole HMO and any self-contained units.
• Owner/licence-holder contract — Written contract between the owner and proposed licence holder, where they are not the same person.
• PAT testing certificate — Current Portable Appliance Testing certificate(s).
• Fire Risk Assessment — Copy of the most recent FRA.
• Insurance certificate — Current insurance certificate for the property.

• southend.gov.uk
• southend.gov.uk
• southend.gov.uk
• southend.gov.uk

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