Question 1

What is selective licensing?

Accepted Answer

Selective licensing is a scheme under Part 3 of the Housing Act 2004 that requires private landlords in a designated council area to hold a licence for each property they let. Unlike mandatory HMO licensing, it applies to ordinary single-household rentals in specific zones. Councils use it where there are problems such as antisocial behaviour or poor housing conditions. Schemes run for up to five years.

Question 2

Does my property need a selective licence?

Accepted Answer

Your property needs a selective licence if it is privately rented, sits within a designated selective licensing zone, is not already covered by a mandatory or additional HMO licence, and the tenancy is not otherwise exempt (such as a social housing tenancy, certain long leases or a let to a family member). Confirm the exact boundary with your council, because designations are often drawn street by street.

Question 3

What happens if I rent without a selective licence?

Accepted Answer

Renting without a required selective licence is a criminal offence under the Housing Act 2004. Penalties include an unlimited fine, a civil penalty of up to £40,000 and a Rent Repayment Order of up to 24 months' rent, both raised by the Renters' Rights Act 2025 for offences on or after 1 May 2026. Section 21 has been abolished, and the new possession restriction attaches to PRS database registration rather than to selective licensing.

Question 4

Do I need a selective licence for an HMO?

Accepted Answer

No. If your property is already subject to mandatory or additional HMO licensing, you do not also need a selective licence. The two schemes are mutually exclusive for any individual property.

Question 5

Is selective licensing the same as the PRS database?

Accepted Answer

No. The Private Rented Sector database is a national register created by the Renters' Rights Act 2025. Its Register your rental property service opens on 15 December 2026 in the West Midlands, with other regions following over about a year, and an annual fee proposed at £65 per property. It applies to every private landlord in England. Selective licensing applies only inside designated council zones, so a landlord in a licensing area will need both.

Question 6

Which councils have selective licensing schemes?

Accepted Answer

Close to 60 councils in England run an active scheme, including Liverpool, Manchester, Salford, Leeds, Newcastle, Gateshead, County Durham, Birmingham, Nottingham, Leicester, Bristol, Oxford, Brighton and Hove, Peterborough and Thurrock. In London, 22 boroughs have schemes, including Newham, Lambeth, Lewisham, Southwark, Wandsworth, Westminster, Brent, Hackney, Islington, Haringey, Waltham Forest, Enfield, Redbridge and Croydon (from 25 September 2026). Tower Hamlets' scheme ended on 30 September 2026. Selective licensing does not apply in Scotland or Northern Ireland, and we hold no active Welsh designation.

Question 7

How much does a selective licence cost?

Accepted Answer

Fees typically range from around £350 to £1,100 per property for a five-year licence. Ashfield charges £350, Liverpool £550, Newcastle £1,000 and Leeds £1,100. Most London boroughs charge between £600 and £1,000, such as Lewisham £640, Croydon £800 and Westminster £995. Many councils offer discounts for accredited landlords, early applications or a good EPC rating.

Question 8

Who is exempt from selective licensing?

Accepted Answer

Exemptions include properties let by registered social landlords, those with a mandatory or additional HMO licence, properties managed by a local authority, holiday lets, homes shared with the landlord, lets to family members and certain long leases. Exemption lists vary slightly between schemes, so confirm with your council.

UK Selective Licensing Checker: Does Your Property Need a Licence?

Selective Licensing Checker

Selective Licensing Checker

Landlords, check your licensing requirements

Landlords, check your licensing requirements

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