Do I need a landlord licence in London Borough of Lewisham?

London Borough of Lewisham currently operates selective licensing and additional HMO licensing. Whether you need a licence depends on the property location, type, and occupancy. Use the postcode checker on this page or contact the council directly to confirm.

How much does a property licence cost in London Borough of Lewisham?

Based on our current data, licence fees in London Borough of Lewisham are approximately: Additional Licensing (Borough-wide): £500; Mandatory HMO Licensing: £500; Selective Licensing - Designation 1: £640; Selective Licensing - Designation 2: £640; Selective Licensing - Designation 3: £640. Fees can vary and may include discounts for early applications. Always check the latest fees on the council website before applying.

Does mandatory HMO licensing apply in London Borough of Lewisham?

Yes. Mandatory HMO licensing applies across all of England, including London Borough of Lewisham. It covers properties with 5 or more occupiers forming 2 or more separate households. You must apply to London Borough of Lewisham for a mandatory HMO licence if your property meets these criteria.

What happens if I rent without a licence in London Borough of Lewisham?

Operating a licensable property without the correct licence can lead to enforcement action. For offences committed on or after 1 May 2026, GOV.UK guidance refers to civil penalties of up to £40,000 for relevant offences, with different treatment for breaches and for offences committed before that date. Earlier cases may still be assessed under previous rules. Tenants or local authorities may be able to apply for a rent repayment order. GOV.UK guidance now refers to up to two years' rent for relevant offences, but eligibility, timing and the final amount depend on the facts and tribunal decision. From 1 May 2026, Section 21 notices can no longer be used for existing or new private tenancies in England. Transitional rules may still matter for notices served before that date.

Enhanced research coverage

Landlord licensing in London Borough of Lewisham

London

We currently show scheme records, official links, and supporting research for this council.

Council website

Licensing scorecard

Enhanced coverage

Our current data shows active local licensing signals. Verify the latest boundaries, dates, fees, and exemptions with the council.

Selective licensing

Active selective

Additional HMO licensing

Active additional

Mandatory HMO licensing

Applies across England

Source confidence: High
Boundary confidence: High
Public register: Clear searchable register (1/5)
Last reviewed: 27 March 2026
Next review due: Not scheduled
Sources recorded: 12

Open the official council source

Our current data is a research summary, not a legal record. This should be verified with the council before letting, purchasing, refinancing, or taking legal action. Mandatory HMO licensing may still apply even where no local additional or selective scheme is recorded.

Recommended next step

Verify the position with the official council source

Our current data shows an active local scheme and a clear area match. The fastest reliable next step is to confirm the current fees, dates, boundaries, and exemptions on the official council source before letting, purchasing, refinancing, or taking legal action.

Check the official council source Get a written property licensing check

What still adds uncertainty

Mandatory HMO licensing can apply based on occupancy and households, which cannot be confirmed from a postcode alone.

Buying, refinancing, or completing conveyancing? A due diligence report pulls the licensing position together with the official routes so the risk is documented before you commit. This is an information service and is not legal advice.

Verify with the council

Our current data is based on publicly available information. Always verify the latest licensing position, scheme boundaries, fees, and exemptions with London Borough of Lewisham.

Verify on official council licensing page Council website Report an inaccuracy

Council updates

Get updates for London Borough of Lewisham

We will email you if London Borough of Lewisham introduces, renews, or changes a licensing scheme. Free, occasional updates only. Always verify final requirements on the council website.

Free, occasional licensing updates only. You can unsubscribe at any time.

If you need more than the council page

This page may already answer a lot of the question. Use the paid products only if you want a quicker written summary, a more risk-focused view, or ongoing monitoring.

Property Licensing Check

£29 · Live now

A property-specific PDF licensing report with a verification email template, current scheme fees, and a £30,000 risk context block — delivered to your inbox automatically.

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Licensing Due Diligence Report

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A more tailored, more decision-oriented, and more risk-focused review for higher-stakes property decisions.

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Alerts and monitoring

£12.99/month · Coming soon

A lighter monitoring tier for selected councils or areas, aimed at landlords and smaller investors who want ongoing updates.

See alerts and monitoring

These are information services, not legal advice. Final reliance should still be checked against council sources.

Check a postcode in London Borough of Lewisham

Enter a postcode to see whether it appears to fall within a licensing scheme area, then verify the result with the council.

Local licensing scheme records

Additional LicensingActive

Additional Licensing (Borough-wide)

Applies to HMOs not covered by mandatory licensing, including properties where three or four people who are not part of the same household live together and share kitchen, toilet and/or bathroom facilities. Also covers properties in purpose-built blocks of flats where three or more people who are not part of the same household share kitchen and/or bathroom facilities. An estimated 6,000 additional HMOs require a licence under this scheme.

HMO licence fee: £500
Fee guide: £500 per lettable unit, paid in two stages (Part 1 on application, Part 2 before licence is issued). Fee is capped at a maximum of £5,000 per property. Additional charges may apply for very large HMOs (15+ lettable units). 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent recognised organisations). 50% discount for registered charities. 33% discount for landlords licensing more than one property in the borough.
Discount available: 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent recognised organisations). 50% discount for registered charities. 33% discount for landlords licensing more than one property in the borough.
Scheme period: 5 April 2022 - 4 April 2027
Typical licence term: 5 years
Coverage: Borough-wide

Research notes

Designation came into force on 5 April 2022 and will cease to have effect on 4 April 2027 (5 years) or earlier if the Council revokes the scheme under section 84 of the Housing Act 2004. Property types covered: Smaller HMOs (3-4 unrelated occupants sharing facilities), flats in multiple occupation in purpose-built blocks of 3+ flats. Exemptions or exclusions: Section 257 HMOs (certain converted blocks of flats) are excluded from this scheme. Also excluded: properties already required to be licensed under mandatory HMO licensing (section 55(2)(a) Part 2 of the Act), properties subject to an Interim or Final Management Order under Part 4 of the Act, and properties subject to a temporary exemption under section 62 of the Act.

Verify on official council page

Our current data shows this scheme based on public information. Always verify the latest fees, dates, and boundary wording on the official council page.

Selective LicensingActive

Selective Licensing - Designation 1

Selective licensing for all privately rented properties not covered by mandatory or additional HMO licensing in the designated wards. Part of the borough-wide selective licensing scheme approved by the Secretary of State on 30 November 2023. Based on pre-May 2022 council ward boundaries.

Licence fee: £640
Fee guide: Total fee of £640 per property, payable in two instalments: Part 1 £160 upon application, Part 2 £480 upon granting of the licence. Discounts are applied to the Part 2 payment. 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Early bird 20% discount was available for applications submitted within the first 3 months (ended 20 August 2024). Discount available for eligible charities (those providing housing at below market rent or for vulnerable people).
Discount available: 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Early bird 20% discount was available for applications submitted within the first 3 months (ended 20 August 2024). Discount available for eligible charities (those providing housing at below market rent or for vulnerable people).
Scheme period: 1 July 2024 - 30 June 2029
Typical licence term: 5 years
Coverage: Borough-wide

Research notes

The scheme covers approximately 20,000 properties across all three designations. 72% of all licensing income is ring-fenced for enforcement. A postcode checker is available on the council website to verify if a property falls within the selective licensing area. Ward boundaries are based on pre-May 2022 boundaries. Property types covered: All privately rented properties not requiring mandatory or additional HMO licensing. Exemptions or exclusions: Registered Providers of Social Housing and Registered Social Landlords are exempt. Lodger arrangements where the landlord shares facilities with lodgers in their own home do not require a selective licence. Telegraph Hill ward and a small area of Blackheath are excluded from the overall selective licensing scheme.

Verify on official council page

Our current data shows this scheme based on public information. Always verify the latest fees, dates, and boundary wording on the official council page.

Selective LicensingActive

Selective Licensing - Designation 2

Licence fee: £640
Fee guide: Total fee of £640 per property, payable in two instalments: Part 1 £160 upon application, Part 2 £480 upon granting of the licence. Discounts are applied to the Part 2 payment. 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Discount available for eligible charities.
Discount available: 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Discount available for eligible charities.
Scheme period: 1 July 2024 - 30 June 2029
Typical licence term: 5 years
Coverage: Borough-wide

Research notes

Same scheme as Designation 1 but covering different wards. Ward boundaries are based on pre-May 2022 boundaries. Property types covered: All privately rented properties not requiring mandatory or additional HMO licensing. Exemptions or exclusions: Registered Providers of Social Housing and Registered Social Landlords are exempt. Lodger arrangements where the landlord shares facilities with lodgers in their own home do not require a selective licence.

Verify on official council page

Our current data shows this scheme based on public information. Always verify the latest fees, dates, and boundary wording on the official council page.

Selective LicensingActive

Selective Licensing - Designation 3

Licence fee: £640
Fee guide: Total fee of £640 per property, payable in two instalments: Part 1 £160 upon application, Part 2 £480 upon granting of the licence. Discounts are applied to the Part 2 payment. 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Discount available for eligible charities.
Discount available: 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent). Discount available for eligible charities.
Scheme period: 1 July 2024 - 30 June 2029
Typical licence term: 5 years
Coverage: Borough-wide

Research notes

Verify on official council page

Our current data shows this scheme based on public information. Always verify the latest fees, dates, and boundary wording on the official council page.

Public licensing register

Councils must keep a public register of licensed properties. How easy it is to use varies a lot between councils.

Public register found: Yes
Search method: Search online
Register usability: Clear searchable register (1/5)

HMOAdditional (unconfirmed)Selective (unconfirmed)

Appears to cover HMO licences - always confirm scope on the register itself.

Open the public register

The council register and official source pages should be treated as the source of truth. Our summary is a guide to help you find and use them, not a substitute for the live register. How public registers work.

Research summary

These public research signals help show how recently this page was reviewed and what still needs checking before you rely on it.

Last reviewed

27 March 2026

Research confidence

High (82/100)

Sources checked

Research notes

Data sourced from multiple corroborating sources including Lewisham Council official web pages, London Property Licensing, Kamma, and Letting Focus. Fee structures confirmed across multiple sources. Selective licensing scheme dates, ward coverage, and three designations confirmed from the Secretary of State approval and council news pages. Additional licensing start date and borough-wide coverage confirmed from the council's designation page. Public register URL verified via MetaStreet platform. The lewisham.gov.uk site returns 403 on direct fetch but data was obtained through search results and third-party aggregators that reference official council pages.

Council contact details

Email: pshe@lewisham.gov.uk
Phone: 020 8314 6420

Important to verify

Exact HMO fee Part 1 / Part 2 split amounts (total £500 per unit confirmed but split not published in accessible sources)
Mandatory HMO scheme formal start/end dates (national scheme, ongoing)
Exact charity discount percentage for selective licensing (50% referenced for HMO but not confirmed for selective)
Any recent council change that could affect the current public summary.

Supporting sources

Mandatory HMO licensing

All councils in England must operate mandatory HMO licensing. This applies to properties with 5 or more occupants forming 2 or more separate households, regardless of location. If your property meets these criteria, you must apply for a mandatory HMO licence from London Borough of Lewisham.

Not sure whether the rules apply? Use the HMO licence checker to check whether a property may need an HMO licence, then verify the current position with London Borough of Lewisham.

Council-specific HMO detail we currently show

National mandatory licensing scheme applying to HMOs with 5 or more people from more than one household who share amenities such as bathrooms, toilets and cooking facilities. This is the national scheme applying borough-wide.

HMO fee guide: £500
Fee notes: £500 per lettable unit, paid in two stages (Part 1 on application, Part 2 before licence is issued). Example: a property with 5 lettable units = £2,500. Fee is capped at a maximum of £5,000 per property. Additional charges may apply for very large HMOs (15+ lettable units). 20% discount for accredited landlords (verified through LLAS, NRLA or equivalent recognised organisations). 50% discount for registered charities providing housing at below market rent or for vulnerable people. 33% discount for landlords licensing more than one property in the borough.
Typical licence term: 5 years

The fee structure for both mandatory and additional HMO licensing is the same at £500 per lettable unit. A lettable unit is defined as a room that could be occupied as living accommodation by a household that does not form part of the common parts of the property. Property types covered: Large HMOs with 5+ occupants from 2+ households sharing facilities. Exemptions or exclusions: Properties subject to an Interim or Final Management Order under Part 4 of the Housing Act 2004, or subject to a temporary exemption under section 62 of the Act.

View HMO licensing info on council website

Other compliance requirements

In addition to licensing, all private landlords in England must comply with these requirements:

Gas Safety Certificate (CP12) - renewed annually
EICR (Electrical Installation Condition Report) - every 5 years
EPC rating of E or above - required before letting
Smoke and carbon monoxide alarms - checked at start of tenancy
Deposit protection - within 30 days of receiving deposit
Right to Rent checks - before tenancy starts

View full compliance checklist →

Common questions about licensing in London Borough of Lewisham

Do I need a landlord licence in London Borough of Lewisham?: London Borough of Lewisham currently operates selective licensing and additional HMO licensing. Whether you need a licence depends on the property location, type, and occupancy. Use the postcode checker on this page or contact the council directly to confirm.
How much does a property licence cost in London Borough of Lewisham?: Based on our current data, licence fees in London Borough of Lewisham are approximately: Additional Licensing (Borough-wide): £500; Mandatory HMO Licensing: £500; Selective Licensing - Designation 1: £640; Selective Licensing - Designation 2: £640; Selective Licensing - Designation 3: £640. Fees can vary and may include discounts for early applications. Always check the latest fees on the council website before applying.
Does mandatory HMO licensing apply in London Borough of Lewisham?: Yes. Mandatory HMO licensing applies across all of England, including London Borough of Lewisham. It covers properties with 5 or more occupiers forming 2 or more separate households. You must apply to London Borough of Lewisham for a mandatory HMO licence if your property meets these criteria.
What happens if I rent without a licence in London Borough of Lewisham?: Operating a licensable property without the correct licence can lead to enforcement action. For offences committed on or after 1 May 2026, GOV.UK guidance refers to civil penalties of up to £40,000 for relevant offences, with different treatment for breaches and for offences committed before that date. Earlier cases may still be assessed under previous rules. Tenants or local authorities may be able to apply for a rent repayment order. GOV.UK guidance now refers to up to two years' rent for relevant offences, but eligibility, timing and the final amount depend on the facts and tribunal decision. From 1 May 2026, Section 21 notices can no longer be used for existing or new private tenancies in England. Transitional rules may still matter for notices served before that date.

Still unsure? Choose the next step that fits you

Use these routes to move from the London Borough of Lewisham summary into the most relevant next action for your property, role, or research task.

Landlord with a standard let→

Start with a postcode if you want a property-specific route before relying on the council summary alone.

Shared occupancy or possible HMO→

Use the HMO checker if occupier numbers, households, or room-sharing could change the answer.

Check if a property has an HMO licence→

Use this if you need to check whether a property holds an HMO licence, or find the council's public HMO register.

Investor, buyer, or conveyancer→

Use the due diligence guide if this council page is part of a purchase, refinance, or pre-letting review.

Letting agent or portfolio manager→

Preview the monitoring route if you need ongoing watchlists and recurring scheme-change visibility.

Understand selective licensing rules→

Read the guide if you want the broader legal background on how selective licensing works alongside this council page.

Understand additional licensing rules→

Read the guide if you want the broader background on how additional HMO licensing works alongside this council page.

Need the local HMO route→

Use the additional licensing page if the real question is whether a smaller shared house needs a local licence here.

Tenant checking landlord compliance→

Use the tenant guide if you rent a property and want to check whether your landlord holds the right licence.

Important disclaimer

This tool provides general information about landlord licensing schemes in England. Results are based on publicly available data and may not reflect recent changes. This is not legal advice. Always verify licensing requirements directly with your local council before making decisions.