Licence Checker England

Landlord guide

What is additional licensing?

Additional licensing is a power under Section 56 of the Housing Act 2004 that allows councils to extend HMO licensing beyond the mandatory national threshold.

In practice, this usually means smaller shared houses with three or four occupiers can need a licence in some council areas even though they would not fall under mandatory HMO licensing alone.

If you are trying to narrow that question quickly, start with the additional licence checker and then move into the local council page or HMO tool as needed.

At a glance

  • Additional licensing usually affects smaller HMOs with three or four occupiers.
  • It only applies where a council has introduced a local scheme.
  • Fees, boundaries, and exemptions vary by council and should always be verified on the official source.
  • Mandatory HMO licensing can still apply separately to larger shared properties.

How does it differ from mandatory HMO licensing?

Mandatory HMOAdditional HMO
Applies to5+ occupants, 2+ households3 to 4 occupants, 2+ households (typically)
CoverageAll of EnglandOnly where a council has designated a scheme
Legal basisSection 55, Housing Act 2004Section 56, Housing Act 2004
Typical fees£500 to £1,500£400 to £1,200

Which councils have additional licensing?

Additional HMO licensing is used by a meaningful number of councils in England, especially in London boroughs and university cities where there is a high concentration of shared housing.

Schemes can cover an entire borough or only specific wards or areas. Use our postcode checker to see if your property is in an additional licensing area, or browse the council directory.

When does a council introduce additional licensing?

A council can designate an additional licensing scheme if it considers that a significant proportion of HMOs in the area are being managed ineffectively and are giving rise, or are likely to give rise, to problems for occupiers or the wider area.

Before designating a scheme, the council must carry out a consultation, publish evidence, and consider alternatives to licensing. Larger designations may need Secretary of State approval.

What are the penalties?

The penalties for operating an unlicensed HMO under an additional licensing scheme are the same as for mandatory licensing:

  • Civil penalties of up to £30,000
  • Criminal prosecution with unlimited fines
  • Rent Repayment Orders of up to 12 months' rent(under current law — the Renters' Rights Act 2025 may extend this to 24 months once commenced)
  • Inability to serve a valid Section 21 notice under current law (Section 21 is being abolished under the Renters' Rights Act 2025)

Do I need a licence?

If your property is rented to three or more tenants from more than one household and they share facilities, you should check whether your council operates an additional licensing scheme. Even if additional licensing does not apply, mandatory HMO licensing may still apply if you have five or more occupants.

See our full HMO licensing guide for a step-by-step approach, or check your postcode now.

Related next reads

Use these guides to move from the current topic into the next licensing or due diligence question.

Landlord licensing due diligence

A practical due diligence route for buyers, landlords, and investors checking licensing exposure before exchange, letting, or refinance.

Article 4 and licensing

How planning controls and landlord licensing can overlap, and why HMO buyers often need to check both.

Licensing fees and exemptions

What councils usually charge, where discounts can appear, and why fee summaries still need checking against live council wording.

Next steps

Use the tools and supporting pages below to move from general guidance to a council-specific or property-specific starting point.

Check a postcode →

Start with a specific property and see which council area and local licensing data it matches.

Browse the council directory →

Compare council summaries if you already know the area you need to research.

Explore the licensing map →

Use the map as a discovery page when licensing varies by area or council.

HMO licensing guide→

Open the most closely related guide for the next part of the licensing or compliance picture.

Selective licensing guide→

Read the supporting guide if you need a wider compliance or licensing view.

Need more than an additional licensing guide?

If the live question is whether a smaller shared property needs a licence, the £29 review is the strongest next step. If the bigger goal is watching changing councils over time, use alerts.

Property Licensing Check

Live now

£29

A concise written review for one property, postcode, or council situation based on current public council-source information.

Best for: Best for landlords, agents, and buyers who want written clarity quickly on one case.

Request the review

Alerts and monitoring

Coming soon

£12.99/month

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

Best for: Best for landlords and smaller investors who want ongoing updates without building their own tracking process.

See alerts and monitoring

Choose the level of help you need

Start free, then move into a clearer written review, deeper due diligence, or ongoing monitoring if your use case needs it. Every option remains an information service rather than legal advice.

Free checker

Live now

Free

Check a postcode, open the council page, and use the guides before paying for anything.

Best for: Useful when you want a practical first pass on one property or area.

Delivery: Instant result with council and guide links

  • Free postcode and council discovery
  • Guide and council-page linking
  • Official verification paths where available
Open the free checker

Property Licensing Check

Live now

£29

A concise written review for one property, postcode, or council situation based on current public council-source information.

Best for: Best for landlords, agents, and buyers who want written clarity quickly on one case.

Delivery: Concise report by email, usually within 2 working days

  • Human-reviewed summary
  • Likely licensing routes flagged
  • Official links included
Request the review

Alerts and monitoring

Coming soon

£12.99/month

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

Best for: Best for landlords and smaller investors who want ongoing updates without building their own tracking process.

Delivery: Monthly monitoring and change alerts

  • Selected council or area monitoring
  • Scheme-change alerts
  • Saved watchlist concept ready for rollout
See alerts and monitoring

These options are designed to save research time, improve clarity, and support decision-making. Final reliance should still be tied back to the relevant council and, where necessary, professional advice.

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.