Do I need a landlord licence in Merton?

Merton 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 Merton?

Based on our current data, licence fees in Merton are approximately: Additional HMO Licensing: Fee varies by number of bedrooms. Part A £247 (payable on application, non-refundable if refused/withdrawn) + Part B varies by bedroom count (payable within 7 days of approval). Fee schedule: 2 bedrooms £1,450 (£247 + £1,203); 3 bedrooms £1,500 (£247 + £1,253); 4 bedrooms £1,550 (£247 + £1,303). No information on fee for properties exceeding 4 bedrooms under the additional scheme - confirm with council. Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property; Mandatory HMO Licensing: Fee scales by number of units of accommodation. Part A (application fee, non-refundable if refused/withdrawn) + Part B (fixed at £701.19 for all licences, payable on grant within 7 days of approval). Full fee schedule: 2 units £1,616.12 (Part A £914.93 + Part B £701.19); 3 units £1,669.04 (£967.85 + £701.19); 4 units £1,721.96 (£1,020.77 + £701.19); 5 units £1,774.88 (£1,073.69 + £701.19); 6 units £1,827.80 (£1,126.61 + £701.19); 7 units £1,880.72 (£1,179.53 + £701.19); 8 units £1,933.64 (£1,232.45 + £701.19); 9 units £1,986.56 (£1,285.37 + £701.19); 10 units £2,039.48 (£1,338.29 + £701.19). No discounts confirmed for mandatory HMO licences. The accreditation (£50) and early bird discounts explicitly apply only to additional HMO and selective licences; Selective Licensing: £692. 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 Merton?

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

What happens if I rent without a licence in Merton?

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 Merton

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: Medium
Boundary confidence: Low
Public register: Not yet confirmed
Last reviewed: 27 March 2026
Next review due: Not scheduled
Sources recorded: 14

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

Confirm the detail before you rely on it

Our current data gives a useful starting point, but the area match or scheme detail may need confirming. Verify on the official council source, or get a written check if you want a documented answer.

Check the official council source Get a written property licensing check

What still adds uncertainty

At least one scheme uses street or custom-area boundaries, so a postcode match can only be approximate.
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 Merton.

Verify on official council licensing page Council website Report an inaccuracy

Council updates

Get updates for Merton

We will email you if Merton 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

£79 · Live now

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 Merton

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 HMO Licensing

Applies to HMOs with 3 or 4 occupants from two or more separate households who share facilities (kitchen and/or bathroom) in seven designated wards. Also covers Section 257 HMOs - converted blocks of flats where fewer than two-thirds of the flats are owner-occupied and the conversion did not comply with relevant Building Regulations. Approximately 1,000+ properties estimated to require a licence. Approved by Cabinet on 19 June 2023 following public consultation (14 November 2022 – 22 January 2023). Approximately 700 unlicensed HMOs were identified in the designated wards at the time of approval.

Fee guide: Fee varies by number of bedrooms. Part A £247 (payable on application, non-refundable if refused/withdrawn) + Part B varies by bedroom count (payable within 7 days of approval). Fee schedule: 2 bedrooms £1,450 (£247 + £1,203); 3 bedrooms £1,500 (£247 + £1,253); 4 bedrooms £1,550 (£247 + £1,303). No information on fee for properties exceeding 4 bedrooms under the additional scheme - confirm with council. Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property.
Discount available: Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property.
Scheme period: 24 September 2023 - 23 September 2028
Typical licence term: 5 years
Coverage: See council website for boundaries

Research notes

The additional licensing scheme was introduced concurrently with selective licensing on 24 September 2023. Both schemes run for five years, expiring on 23 September 2028. The same seven wards are also subject to an Article 4 Direction (confirmed 19 April 2023) requiring planning permission for C3-to-C4 HMO conversions. Property types covered: Smaller HMOs with 3–4 unrelated occupants sharing kitchen and/or bathroom; Section 257 HMOs (converted blocks of flats with fewer than two-thirds owner-occupied units built not in compliance with Building Regulations). Exemptions or exclusions: Properties already required to have a mandatory HMO licence. Properties let or managed by local housing authorities or Registered Providers. Properties subject to a management order under Part 4 of the Housing Act 2004. Properties holding a temporary exemption notice. Owner-occupied residences. Holiday lets. Long leases (21+ years). Charity-managed HMOs. Student accommodation directly managed by educational institutions. Single-family dwellings. Properties with up to two unrelated occupants.

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

Selective licensing for all privately rented properties in four designated wards occupied by a single household or up to two unrelated sharers, excluding HMOs covered by mandatory or additional licensing. Over 5,000 properties estimated to require a selective licence. Approved by Cabinet on 19 June 2023 following public consultation (14 November 2022 – 22 January 2023). The four wards are a subset of the seven additional licensing wards. Rationale: high incidence of poor property conditions, Category 1 housing hazards, and anti-social behaviour linked to the private rented sector in these areas.

Licence fee: £692
Fee guide: Total fee £692 per property, payable in two parts: Part A £247 (payable on application, non-refundable if refused/withdrawn) + Part B £445 (payable within 7 days of approval of licence). Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property.
Discount available: Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property.
Scheme period: 24 September 2023 - 23 September 2028
Typical licence term: 5 years (may be shorter in certain circumstances)
Coverage: See council website for boundaries

Research notes

The selective licensing scheme was launched concurrently with additional HMO licensing on 24 September 2023. As of June 2023, Merton estimated over 5,000 properties across the four wards would require selective licences. The scheme is on 23 conditions covering gas safety, electrical safety, furniture regulations, smoke and carbon monoxide alarms, tenancy agreements, tenant referencing, deposit protection, buildings insurance, EPC provision, and waste management. Cabinet received a progress update in March 2025 (report by Keith Burns); licensing income for 2023/24 was £375,945 and for 2024/25 to December 2024 was £350,399. Property types covered: All privately rented properties not requiring mandatory or additional HMO licensing, including single household properties and properties occupied by up to two unrelated sharers. Exemptions or exclusions: Properties already required to hold a mandatory or additional HMO licence. Holiday homes. Student halls of residence. Properties managed by local housing authorities. Registered social landlords (Registered Providers). Houses occupied by members of the owner's family. Properties subject to a temporary exemption notice (available if the property will cease to be licensable within three months). Properties subject to an Interim or Final Management Order under Part 4 of the Housing Act 2004.

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: Not confirmed
Search method: Search online
Register usability: Clear searchable register (1/5)

HMOAdditionalSelective (unconfirmed)

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

Register notes

Merton does not publish an online public register for its property licensing schemes (selective, additional HMO, or mandatory HMO). To inspect the register, contact the Housing Enforcement Team: privaterented.licensing@merton.gov.uk or telephone 020 8545 3212. The council's Civic Centre address is London Road, Morden, Surrey SM4 5DX.

We do not yet show a direct public register link for this council.

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

Medium (67/100)

Sources checked

Research notes

Data sourced from multiple corroborating official Merton Council web pages (licensing landing page, selective licence page, additional HMO page, mandatory HMO page, fees page, apply page, consultation page) and cross-referenced with London Property Licensing (third-party) and Kamma (third-party). Fee schedules (Part A and Part B for all three schemes) confirmed from the official fees page. Scheme start/end dates (24 September 2023 – 23 September 2028) confirmed from London Property Licensing and Kamma, consistent with the 5-year duration stated on official council pages. Ward coverage confirmed from official consultation page and London Property Licensing, with discrepancy noted (Kamma lists 8 wards for additional licensing including Lower Morden; all official sources list 7 wards). Cabinet approval date (19 June 2023) and consultation dates (14 November 2022 – 22 January 2023) confirmed from official consultation page. Mandatory HMO fee schedule (per unit, 2–10 units) confirmed from official fees page. Public register status confirmed as not available online from London Property Licensing. The March 2025 Cabinet update report (author: Keith Burns) was identified but could not be read in full due to PDF encoding; headline licensing income figures were obtained from web search summaries of that report.

Council contact details

Email: privaterented.licensing@merton.gov.uk
Phone: 020 8545 3212

Important to verify

Exact fee for additional HMO licences with more than 4 bedrooms (fee schedule only published to 4 bedrooms)
Whether a fee uplift applies for mandatory HMO licences with more than 10 units of accommodation
Precise number of licences issued to date under each scheme (figures from March 2025 report could not be fully extracted)
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 Merton council.

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 Merton council.

Council-specific HMO detail we currently show

National mandatory licensing scheme applying borough-wide to large HMOs - properties occupied by five or more people from two or more households who share amenities such as bathrooms, toilets, or cooking facilities. Applies to the standard test, self-contained flat test, and converted building test HMO definitions under Section 254 of the Housing Act 2004. From 1 October 2018, applies regardless of the number of storeys.

Fee notes: Fee scales by number of units of accommodation. Part A (application fee, non-refundable if refused/withdrawn) + Part B (fixed at £701.19 for all licences, payable on grant within 7 days of approval). Full fee schedule: 2 units £1,616.12 (Part A £914.93 + Part B £701.19); 3 units £1,669.04 (£967.85 + £701.19); 4 units £1,721.96 (£1,020.77 + £701.19); 5 units £1,774.88 (£1,073.69 + £701.19); 6 units £1,827.80 (£1,126.61 + £701.19); 7 units £1,880.72 (£1,179.53 + £701.19); 8 units £1,933.64 (£1,232.45 + £701.19); 9 units £1,986.56 (£1,285.37 + £701.19); 10 units £2,039.48 (£1,338.29 + £701.19). No discounts confirmed for mandatory HMO licences. The accreditation (£50) and early bird discounts explicitly apply only to additional HMO and selective licences.
Typical licence term: 5 years

Mandatory HMO licensing is a national scheme with no fixed end date. The fee for a standard 5-person shared house is £1,774.88. Applications must be submitted as soon as the property is occupied as an HMO; there is no grace period for operating unlicensed. Property types covered: Large HMOs with 5+ occupants from 2+ households sharing facilities; houses, bedsits, and mixed self-contained/non-self-contained buildings meeting the HMO definition. Exemptions or exclusions: Purpose-built self-contained flat in a block of three or more self-contained flats. Properties managed by local housing authorities or Registered Providers (housing associations). Properties subject to a temporary exemption notice. Owner-occupied residences. Holiday lets. Long leases (21+ years). Charity-managed HMOs providing specific services (shelters, recovery facilities). Student accommodation directly managed by educational institutions. Single-family dwellings. Properties with up to two lodgers.

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 Merton

Do I need a landlord licence in Merton?: Merton 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 Merton?: Based on our current data, licence fees in Merton are approximately: Additional HMO Licensing: Fee varies by number of bedrooms. Part A £247 (payable on application, non-refundable if refused/withdrawn) + Part B varies by bedroom count (payable within 7 days of approval). Fee schedule: 2 bedrooms £1,450 (£247 + £1,203); 3 bedrooms £1,500 (£247 + £1,253); 4 bedrooms £1,550 (£247 + £1,303). No information on fee for properties exceeding 4 bedrooms under the additional scheme - confirm with council. Early bird: 10% discount for applications submitted before 30 November 2023 (now expired). Accreditation: £50 discount for members of LLAS, NRLA, NALS, UKALA, ARLA, or RICS. Discounts are forfeited if the council has made two or more consecutive requests for additional supporting documents or has served a warning letter or notice for failure to license a property; Mandatory HMO Licensing: Fee scales by number of units of accommodation. Part A (application fee, non-refundable if refused/withdrawn) + Part B (fixed at £701.19 for all licences, payable on grant within 7 days of approval). Full fee schedule: 2 units £1,616.12 (Part A £914.93 + Part B £701.19); 3 units £1,669.04 (£967.85 + £701.19); 4 units £1,721.96 (£1,020.77 + £701.19); 5 units £1,774.88 (£1,073.69 + £701.19); 6 units £1,827.80 (£1,126.61 + £701.19); 7 units £1,880.72 (£1,179.53 + £701.19); 8 units £1,933.64 (£1,232.45 + £701.19); 9 units £1,986.56 (£1,285.37 + £701.19); 10 units £2,039.48 (£1,338.29 + £701.19). No discounts confirmed for mandatory HMO licences. The accreditation (£50) and early bird discounts explicitly apply only to additional HMO and selective licences; Selective Licensing: £692. 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 Merton?: Yes. Mandatory HMO licensing applies across all of England, including Merton. It covers properties with 5 or more occupiers forming 2 or more separate households. You must apply to Merton council for a mandatory HMO licence if your property meets these criteria.
What happens if I rent without a licence in Merton?: 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 Merton 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.