East of England
HMO licensing in Thurrock
Thurrock Council 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 £1,670 (£1,540 to renew).
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
Additional + Selective
Council-designated schemes
Licence fee
From £1,670
Renewal £1,540
Decision time
Not published
Licensing schemes in Thurrock
Borough-wide additional licensing (all wards) covers HMOs with 3 or more occupiers from 2 or more households; it was made on 7 May 2025, came into force on 7 September 2025 and ceases on 6 August 2030 per the council's notice. A separate selective licensing scheme for privately rented homes in 16 of 20 wards came into force on 5 January 2026 and ends 4 January 2031.
- In force from
- 7 September 2025
- Scheme ends
- 6 August 2030
Verified 24 September 2026
Licence fees
The published fee for a new HMO licence is £1,670, and £1,540 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
Fee shown is for a mandatory or additional HMO licence, effective 1 April 2025, based on a 5-year licence with a room-count banded structure split into a non-refundable application fee and a licence fee (payable once approved). For a new licence: 2-5 rooms £1,670 total (£694 application + £976 licence); 6-10 rooms £1,740 (£722 + £1,018); 11-15 rooms £1,925 (£866 + £1,059); 16-20 rooms £1,975 (£855 + £1,120); 21-29 rooms £2,400 (£966 + £1,434); 30+ rooms £2,775 (£1,138 + £1,637). A lower renewal rate applies where there have been no changes or breaches of management regulations (e.g. 2-5 rooms: £650 application + £890 licence = £1,540). A higher 'lapsed licence' rate (equal to the new-licence rate) applies if renewal is not submitted before expiry. Thurrock also runs a Selective Licensing scheme (for ordinary privately rented homes, not HMOs) with its own separate fee schedule not detailed here.
Fee source: thurrock.gov.uk. 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
£1,670
Ranges from £1,670 to £2,775
Renewal £1,540
New 5-year HMO licence for a 2 to 5 room HMO: £694 application fee (paid by all applicants) plus £976 licence fee (paid if a licence is granted). The council's HMO fee table is banded by number of rooms and is not split by mandatory/additional scheme.
No accreditation or early-bird discounts published. Renewals with no changes or breaches of management regulations: £650 application + £890 licence fee for 2 to 5 rooms (£1,540). A lapsed licence (renewal not submitted before expiry) is charged at the increased rate of £1,670 for 2 to 5 rooms. Extra £108 for paper applications.
Scheme: From 7 September 2025
Checked 2 October 2026 against thurrock.gov.uk
Selective licence
£1,034.90
Standard Fee for a selective licence for a single privately rented property in the 16 designated wards, paid in two parts (Part A £236.98 + Part B £797.92) and not available in instalments. A higher rate of £1,767.40 (Part A £236.98 + Part B £1,530.42) applies to properties operated unlicensed for more than 12 weeks.
No accreditation or early-bird discounts published. Extra £500 surcharge for paper applications.
Scheme: From 5 January 2026 to 4 January 2031
Checked 2 October 2026 against thurrock.gov.uk
Minimum room sizes
| Bedroom/letting room, 1 occupant (Thurrock/Essex standard, shared kitchen, no shared living room) | 8.5 m² minimum. |
|---|---|
| Bedroom/letting room, 2 occupants (Thurrock/Essex standard, shared kitchen, no shared living room) | 12 m² minimum. |
| Notes | Thurrock's own published standards page states 8.5 m² for a 1-person unit and 12 m² for a 2-person unit, which may be adjusted at the discretion of the inspecting officer where additional shared facilities (e.g. a lounge) are available - this matches the 'HMO with shared kitchen facilities (no shared living room)' row of the Essex HMO Amenity Standards, which Thurrock has adopted. Where a separate living room is provided, the lower Essex/national figures of 6.51 m² (1 person) and 10.22 m² (2 people) apply; the absolute national statutory minimum for any licensable HMO sleeping room is 10.22 m² (2 adults), 6.51 m² (1 adult) and 4.64 m² (1 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
- HMOs are treated as higher-risk properties requiring adequate means of escape and other fire precautions, assessed with reference to LACORS (Local Authorities Coordinators of Regulatory Services) fire safety guidance.
- The council advises landlords to request the specific fire safety requirements that apply to their individual property from Private Housing.
Kitchen, bathroom and amenity standards
- Thurrock has adopted the Essex approved code of practice for HMO amenities, covering kitchen, bathroom and toilet facility ratios by occupant numbers.
- Adequate heating, lighting and ventilation must be provided.
- Adequate water supply, and toilet, bathroom and kitchen facilities must be provided, appropriate to the number of occupants.
Documents you will need
- EICR — Electrical Installation Condition Report by a qualified, competent person; required for all applications.
- Gas safety certificate — Required where the property has a gas supply.
- Floor plan — Showing room layout and dimensions, as illustrated in the council's landlord guide.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Thurrock Council before applying. This is general information, not legal advice.