Hackney HMO Licensing Requirements 2026: Landlord Compliance Guide

Hackney's property licensing landscape is changing significantly in 2026. With a new borough-wide additional licensing scheme coming into effect in May 2026, thousands of landlords who previously operated without licences will need to comply. Whether you're already licensed or new to HMO letting in Hackney, understanding these changes is essential.

This guide covers Hackney's mandatory HMO licensing, the new additional scheme, property standards, and everything you need to know to stay compliant.

Hackney's Licensing Schemes

Hackney currently operates one active licensing scheme with a major expansion coming in 2026.

Mandatory HMO Licensing

This national scheme applies to larger HMOs with five or more occupants from two or more households sharing facilities like kitchens or bathrooms. If your property meets this threshold, you must obtain a mandatory HMO licence regardless of where in Hackney it's located.

Current status: Active now Licence term: Five years Coverage: Borough-wide for qualifying properties

Additional HMO Licensing — NEW from May 2026

Hackney's additional licensing scheme launches in May 2026 and will cover all HMOs with three or more people from two or more households borough-wide.

Key details:

• Start date: May 2026
• Coverage: Borough-wide
• Threshold: 3+ occupants from 2+ households
• Licence term: Five years

Impact: This is significant. Currently, many smaller HMOs in Hackney with 3-4 occupants operate without licensing. From May 2026, these will require licences. If you operate such a property, start preparing now.

Selective Licensing

Hackney does not currently operate a selective licensing scheme. This may change in future, but for now selective licensing doesn't apply.

Fees and Processing

Mandatory HMO Licence Fees

Fee structure: £840 application fee + £560 grant fee = £1,400 total

This split fee structure is common across London — you pay part on application, part when the licence is granted.

Additional HMO Licence Fees — 2026

Fees for the new additional scheme haven't been finalised as of February 2026. Contact Hackney Council directly for current fee information as the May 2026 launch approaches.

Processing Times

Standard processing: 8-12 weeks

Allow the full 12 weeks during busy periods or if your property requires improvement works. Start applications early to avoid operating unlicensed.

Property Standards in Hackney

Hackney applies national HMO standards with some local emphasis. The council's property licensing team is known for thorough inspections.

Room Size Requirements

Minimum floor areas that apply to all licensed HMOs:

• Single bedroom (1 person): 6.51 square metres minimum
• Double bedroom (2 persons): 10.22 square metres minimum
• Kitchen: 7 square metres minimum for larger HMOs
• Living room: Required for larger HMOs

These are absolute minimums. The council measures rooms during inspection, and undersized rooms cannot be used as bedrooms.

Fire Safety Standards

Fire safety requirements for Hackney HMOs include:

• Interlinked smoke alarms: On every storey and in sleeping areas (mains-wired with battery backup)
• Carbon monoxide detectors: Required near solid fuel appliances
• Fire doors: FD30S-rated on all escape routes with intumescent seals and self-closers
• Escape routes: Must remain clear at all times
• Emergency lighting: Required in larger HMOs
• Fire risk assessment: Required, reviewed annually

The emphasis on interlinked alarms is important — standalone battery alarms won't meet the standard. The alarms must communicate with each other so if one triggers, they all sound.

Gas and Electrical Safety

• Gas safety: Annual CP12 certificate
• Electrical safety: EICR every 5 years minimum
• EPC rating: Minimum E rating required by law

Additional Requirements

Hackney's standards also require:

• Adequate heating throughout the property
• Hot and cold water to all facilities
• Adequate natural lighting and ventilation
• Secure entry systems
• Waste management facilities

The new additional licensing scheme includes updated conditions on waste management, so expect scrutiny in this area.

Required Documentation

Prepare these documents before applying:

Core Documents:

• HMO licence application
• Floor plans with room measurements
• Building insurance certificate
• Landlord identity verification
• Proof of ownership

Safety Certificates:

• Gas safety certificate (CP12)
• Electrical Installation Condition Report (EICR)
• Energy Performance Certificate (EPC)
• Fire risk assessment

For Supported Living Providers:

• Management plan
• Emergency procedures

Supported Living and Exempt Accommodation

Supported accommodation may qualify for exemption from HMO licensing under Housing Act 2004 sections 254 and 257. However:

• Exemption is assessed case-by-case
• Contact the council to confirm your status
• Exemption does not exempt you from property standards
• The council will still inspect and enforce

Many supported living providers in Hackney hold licences even when exempt because this simplifies relationships with commissioners and demonstrates compliance.

The May 2026 Changes: What You Need to Do

If you operate a smaller HMO in Hackney (3-4 occupants), here's your action plan:

Before May 2026

1. Assess your property: Check if it meets HMO standards
2. Make improvements: Address any deficiencies now
3. Gather documents: Start collecting certificates and plans
4. Budget for fees: Set aside funds for licensing costs

From May 2026

1. Apply promptly: Submit your application as soon as the scheme opens
2. Expect inspections: The council will inspect all new applications
3. Comply with conditions: Any licence conditions must be met

If You Don't Apply

Operating an unlicensed HMO exposes you to:

• Civil penalties up to £30,000
• Rent repayment orders (up to 12 months' rent)
• Prohibition orders
• Criminal prosecution for serious offences

Enforcement Approach

Hackney takes a strong enforcement approach with regular inspections. The council uses data matching and tip-offs to identify unlicensed properties. Don't assume you won't be caught — the risks far outweigh the licence fees.

Planning Permission

For HMOs:

• 3-6 occupants: C4 use class
• 7+ occupants: Sui Generis use class

Check with Hackney's planning department before converting properties, as some areas may have restrictions.

Getting Help

Hackney Property Licensing Team

• Email: propertylicensing@hackney.gov.uk
• Phone: 020 8356 4000
• Website: hackney.gov.uk/property-licensing

The team can answer questions about the new scheme and help you understand which licences apply to your property.

BoroughReady Support for Hackney

The May 2026 changes create urgency for many Hackney landlords. BoroughReady's Hackney compliance pack includes:

• Pre-2026 property assessment
• Documentation checklist
• Fire risk assessment guidance
• Application support for the new scheme
• Renewal tracking

Get your Hackney compliance quote and ensure you're ready for the May 2026 changes.

Summary

Hackney's licensing landscape is expanding:

1. Mandatory HMO licensing continues for 5+ occupant properties
2. Additional licensing launches May 2026 for 3+ occupant properties
3. No selective licensing currently
4. Strong enforcement approach
5. New waste management conditions in additional scheme

If you operate a 3-4 occupant HMO in Hackney, start preparing now. The May 2026 deadline will come quickly, and early preparation will save you stress and potential penalties.

For the latest information, check Hackney Council's property licensing pages.