Do I need a landlord licence in Woking?

Woking currently operates 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 Woking?

Based on our current data, licence fees in Woking are approximately: Woking Borough Council Additional HMO Licensing Scheme 2026–2031: Fees are tiered by number of bedrooms let. New licence: Part 1 = £700 + £10 per bedroom let (paid at application); Part 2 = £130 (paid at approval). Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Example totals: 3-bed new £840, 4-bed new £850, 5-bed new £880, 6-bed new £890. Discounts: accredited landlords receive £100 off Part 1; registered charities and not-for-profit organisations receive £200 off Part 1. Discounts not available to companies or managing agents. Additional charges: advisory inspection £175; missed visit (no access) £100. Fees effective from 5 January 2026. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents; Mandatory HMO Licensing (England-wide): Same fee structure as additional licensing scheme (tiered by bedroom count, effective from 5 January 2026). New licence: Part 1 = £700 + £10 per bedroom let; Part 2 = £130. Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Same discounts apply: £100 off for accredited landlords, £200 off for registered charities/not-for-profits. Note: the revised tiered fee structure results in larger mandatory HMOs paying slightly more than under the previous flat-rate structure, partly offsetting reductions on the additional licensing side. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents; Selective Licensing Scheme – Canalside Ward: £560. 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 Woking?

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

What happens if I rent without a licence in Woking?

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 Woking

South East

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

Council website

Selective Licensing

Former scheme noted

Additional Licensing

Active additional

Mandatory HMO Licensing

Active mandatory HMO

Current status summary

What we currently show

Our current data shows active local licensing signals. Verify the latest boundaries, dates, fees, and exemptions with the council. This page combines scheme records, official verification links, and supporting local research. This public page currently has 16 sources linked or recorded.

What you still need to verify

Check live council wording for scheme boundaries, fees, dates, exemptions, application steps and whether the property setup changes the answer.

Official sources

A licensing page is available and should be treated as the main verification route.

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 Woking.

Verify on official council licensing page Council website Report an inaccuracy

Council updates

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

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Check a postcode in Woking

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

Woking Borough Council Additional HMO Licensing Scheme 2026–2031

Borough-wide scheme covering the entire Woking Borough Council administrative area. Applies to all HMOs with 3 or more people (including children) who form more than one household, share basic facilities (toilet, bathroom or kitchen), where at least one tenant pays rent and the property is their primary residence. Also applies to live-in landlords with 3 or more lodgers. This scheme covers smaller HMOs not already captured by mandatory HMO licensing (i.e. 3–4 person HMOs).

Fee guide: Fees are tiered by number of bedrooms let. New licence: Part 1 = £700 + £10 per bedroom let (paid at application); Part 2 = £130 (paid at approval). Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Example totals: 3-bed new £840, 4-bed new £850, 5-bed new £880, 6-bed new £890. Discounts: accredited landlords receive £100 off Part 1; registered charities and not-for-profit organisations receive £200 off Part 1. Discounts not available to companies or managing agents. Additional charges: advisory inspection £175; missed visit (no access) £100. Fees effective from 5 January 2026. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents.
Discount available: Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents.
Designation date: 11 September 2025
Scheme period: 5 January 2026 - 4 January 2031
Typical licence term: Up to 3 years
Coverage: Borough-wide

Research notes

Designated under sections 56–60 of the Housing Act 2004. Decision approved by the Executive on 11 September 2025 (report reference EXE25-094). An earlier Executive decision on 12 June 2025 (EXE25-072) approved proceeding with the consultation and applying new HMO licence conditions from 1 July 2025. Consultation ran from 27 June to 31 August 2025 (approximately 10 weeks). Consultation materials were available in multiple languages on request. The scheme was introduced as the council previously only had oversight of large HMOs (5+ occupants) under mandatory licensing. The scheme aims to ensure consistent standards and property conditions in all shared properties across the borough. Landlords who failed to apply by 5 January 2026 face a penalty: licences granted after that date may be restricted to 1 year rather than 3, and civil penalty notices may be issued. The council expected high application volume at scheme launch; processing of additional licensing applications may initially take longer than the standard 8-week target. Property types covered: HMOs with 3–4 occupants from 2 or more households sharing basic facilities,Properties let as HMOs where at least one occupant pays rent as their primary residence,Properties occupied by a live-in landlord with 3 or more lodgers. Exemptions or exclusions: Properties already licensed under mandatory HMO licensing (5 or more occupants from 2 or more households) Certain properties exempt under Housing Act 2004 Schedule 14.

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 LicensingExpired

Selective Licensing Scheme – Canalside Ward

Selective licensing scheme covering the Canalside ward (parts of Maybury and Woking town centre). All private rented properties in the designated area, including houses, flats, shared houses, and bedsits, were required to hold a licence. Individual flats within multi-flat buildings also required separate licences if let to tenants.

Licence fee: £560
Fee guide: Licence fee was £560 per property. 836 selective licences were issued during the scheme's operation.
Designation date: 19 October 2017
Scheme period: 1 April 2018 - 31 March 2023
Typical licence term: Up to 5 years (applications before 1 April 2018 received full 5-year licences; applications after 1 April 2018 ran until 31 March 2023)
Coverage: Selected wards: Canalside ward (parts of Maybury and Woking town centre)

Research notes

The scheme was designated following a Full Council decision on 19 October 2017 and ran from 1 April 2018 to 31 March 2023 (5 years). Canalside ward was selected due to the high number of private rented properties and the number of prosecution cases against private landlords in the area. The scheme resulted in a £245,000 net shortfall in income across Selective and HMO Licensing. Woking Borough Council decided not to renew the scheme following its expiry. The council noted that whilst property standards were generally good, the scheme identified landlords who would benefit from clearer standards. Following closure, the council adopted an updated set of amenity standards for the whole borough and continued engaging Canalside landlords through newsletters and forums. There is no current or planned replacement selective licensing scheme as of March 2026. Property types covered: All privately rented properties (single household and shared) within the designated Canalside area. Exemptions or exclusions: Owner-occupied properties Properties exempt under 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.

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

Core scheme details (start date, coverage, fees, designation) confirmed from official Woking Borough Council web pages and council moderngov documents. Fee schedule confirmed from the council's own licensing costs page. The designation date of 11 September 2025 (Executive decision EXE25-094) is confirmed. Selective licensing history (Canalside ward, 2018–2023) is well-documented from multiple sources including the council website and Surrey Property Licensing. The £560 selective licensing fee is from a third-party source (Surrey Property Licensing) and could not be confirmed on the council's own (now partly unavailable) selective licensing pages.

Council contact details

Email: property.licensing@woking.gov.uk
Phone: 01483 755855

Register access

HmoAvailable Downloadable

Register published under section 232 of the Housing Act 2004. Covers both mandatory and additional HMO licences (from 5 January 2026 the register includes additional licensing properties). No charge to view; certified copies of the register incur a fee. The CSV file was updated in January 2026 (indicated by the file path date stamp). No online searchable portal - access is via download or in person.

SelectiveAvailable Online

The selective licensing scheme ended 31 March 2023. The public register relates to the now-expired Canalside ward scheme. No new selective licensing register is being maintained.

Important to verify

Formal designation document date (the exact date the designation was made vs the Executive decision date of 11 September 2025 - these may differ)
Precise consultation response numbers and outcome summary data
The exact application portal URL (GOV.UK form URL) for submitting HMO licence applications
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 Woking council.

Council-specific HMO detail we currently show

England-wide mandatory scheme administered locally by Woking Borough Council. Applies to all HMOs in Woking with 5 or more people (including children) from 2 or more households who share basic facilities and use the property as their primary residence. Also applies to live-in landlords with 4 or more lodgers.

Fee notes: Same fee structure as additional licensing scheme (tiered by bedroom count, effective from 5 January 2026). New licence: Part 1 = £700 + £10 per bedroom let; Part 2 = £130. Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Same discounts apply: £100 off for accredited landlords, £200 off for registered charities/not-for-profits. Note: the revised tiered fee structure results in larger mandatory HMOs paying slightly more than under the previous flat-rate structure, partly offsetting reductions on the additional licensing side. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents.
Typical licence term: Up to 3 years

The mandatory licensing scheme pre-dates the additional licensing scheme. New licence conditions were applied to both mandatory and additional licences from 1 July 2025, as approved by the Executive on 12 June 2025. Application processing target is 8 weeks from validation of a complete application. Contact: property.licensing@woking.gov.uk. Property types covered: HMOs with 5 or more occupants from 2 or more households sharing basic facilities,Properties occupied by a live-in landlord with 4 or more lodgers. Exemptions or exclusions: Certain properties exempt under Housing Act 2004 Schedule 14.

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 Woking

Do I need a landlord licence in Woking?: Woking currently operates 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 Woking?: Based on our current data, licence fees in Woking are approximately: Woking Borough Council Additional HMO Licensing Scheme 2026–2031: Fees are tiered by number of bedrooms let. New licence: Part 1 = £700 + £10 per bedroom let (paid at application); Part 2 = £130 (paid at approval). Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Example totals: 3-bed new £840, 4-bed new £850, 5-bed new £880, 6-bed new £890. Discounts: accredited landlords receive £100 off Part 1; registered charities and not-for-profit organisations receive £200 off Part 1. Discounts not available to companies or managing agents. Additional charges: advisory inspection £175; missed visit (no access) £100. Fees effective from 5 January 2026. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents; Mandatory HMO Licensing (England-wide): Same fee structure as additional licensing scheme (tiered by bedroom count, effective from 5 January 2026). New licence: Part 1 = £700 + £10 per bedroom let; Part 2 = £130. Renewal: Part 1 = £500 + £10 per bedroom let; Part 2 = £130. Same discounts apply: £100 off for accredited landlords, £200 off for registered charities/not-for-profits. Note: the revised tiered fee structure results in larger mandatory HMOs paying slightly more than under the previous flat-rate structure, partly offsetting reductions on the additional licensing side. Accredited landlords: £100 off Part 1 fee. Registered charities and not-for-profit organisations: £200 off Part 1 fee. Discounts not available to companies or managing agents; Selective Licensing Scheme – Canalside Ward: £560. 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 Woking?: Yes. Mandatory HMO licensing applies across all of England, including Woking. It covers properties with 5 or more occupiers forming 2 or more separate households. You must apply to Woking council for a mandatory HMO licence if your property meets these criteria.
What happens if I rent without a licence in Woking?: 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 Woking 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 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.