Lambeth HMO Licensing Requirements 2026: A Complete Guide for Landlords

If you're renting out property to multiple tenants in Lambeth, you need to understand the council's HMO licensing rules. Getting this wrong can cost you thousands in fines and rent repayment orders — or worse, leave you unable to place vulnerable residents in supported living accommodation.

With over 30 council-commissioned supported living schemes in the borough, Lambeth has one of London's most active supported housing markets. This guide breaks down exactly what you need to know to stay compliant and protect your investment.

What Is HMO Licensing in Lambeth?

A House in Multiple Occupation (HMO) is any property rented by at least three people who are not from one household, sharing facilities like bathrooms or kitchens. Lambeth operates three tiers of licensing, though only two are currently active:

Mandatory HMO Licensing

This applies to larger properties with five or more occupants from two or more households. If your property meets this threshold, you must obtain a mandatory HMO licence from Lambeth Council. This is national law — there's no way around it.

Licences typically last five years and are non-transferable. If you sell the property, the new owner must apply for their own licence.

Additional HMO Licensing

Here's where Lambeth differs from many boroughs. Lambeth operates a borough-wide additional licensing scheme that covers smaller HMOs with 3-4 occupants from two or more households. This is active now and affects thousands of properties that would otherwise fall outside mandatory licensing.

Key point: Even if your property only has three tenants, you likely need a licence in Lambeth. Don't assume you're exempt.

Selective Licensing

Lambeth does not currently operate a selective licensing scheme for private rentals. This may change, so check the council's website for updates, but for now selective licensing doesn't apply.

Fees and Processing Times

Licensing isn't free, and the fees in Lambeth reflect the borough's extensive compliance framework:

Mandatory HMO Licence: £1,150 – £1,650 (varies by property size)

Additional HMO Licence: £750 – £1,100

These fees cover a five-year licence period. Processing typically takes 8-12 weeks, though this can extend during busy periods. The council aims to complete straightforward applications within 8 weeks, but complex cases or incomplete documentation will take longer.

Planning tip: Start your application well before you need to let the property. Tenants can't move in until the licence is granted, and operating an unlicensed HMO exposes you to prosecution and unlimited fines.

Property Standards Required in Lambeth

Lambeth operates the Lambeth Housing Standard (LHS), which exceeds the national Decent Homes Standard. The council has committed £490 million to housing improvements, and they expect private landlords to meet similarly high standards.

Room Sizes

These are non-negotiable minimums:

• Single bedroom (1 person): 6.51 square metres minimum floor area
• Double bedroom (2 persons): 10.22 square metres minimum floor area
• Kitchen: Typically 7 square metres minimum, adequate for the number of occupants
• Living room: Required for properties with five or more occupants if there's no separate dining area

Rooms below these sizes cannot be let as bedrooms. The council will measure during inspection, and undersized rooms must be taken out of use.

Fire Safety Requirements

Lambeth takes fire safety seriously, particularly for supported living properties housing vulnerable residents:

• Smoke alarms: Mains-wired with battery backup on every floor
• Heat detector: Required in the kitchen
• Fire doors: FD30-rated (30-minute fire resistance) to kitchens and all habitable rooms
• Fire blanket: Required in kitchen
• Emergency lighting: Required in communal areas and escape routes
• Fire risk assessment: Must be conducted and reviewed annually
• Fire escape route: Must remain unobstructed at all times
• Fire action notices: Must be displayed prominently

Gas and Electrical Safety

• Gas safety: Annual CP12 certificate, which must be displayed in the property
• Electrical safety: EICR (Electrical Installation Condition Report) every 5 years minimum
• PAT testing: Recommended annually for portable appliances
• EPC rating: Minimum E rating required by law; Lambeth encourages C or above

Additional Property Requirements

Lambeth's compliance checklist includes:

• Adequate heating in all rooms (minimum 18°C in bedrooms, 21°C in living areas)
• Hot and cold running water to all kitchens and bathrooms
• Adequate natural lighting and ventilation
• Secure entry system for shared properties
• Waste management plan with adequate bins and storage
• Regular pest control measures
• Furniture safety regulations compliance (if furnished)
• Legionella risk assessment

Key Documents You'll Need

Gathering documentation before you apply will speed up the process considerably. Lambeth requires:

Licensing and Property:

• HMO licence application (or exemption confirmation for supported accommodation)
• Floor plan with room measurements (to scale)
• Planning permission or certificate of lawful use
• Proof of ownership (Land Registry title)

Safety Certificates:

• Gas safety certificate (CP12) — annual, must be displayed
• Electrical Installation Condition Report (EICR) — 5-yearly
• Energy Performance Certificate (EPC)
• Fire risk assessment — annual review
• Building insurance certificate

Landlord Verification:

• Landlord identity verification (passport or driving licence)

For Supported Living Providers:

• Management plan
• Emergency procedures document
• Tenancy agreement template
• Safeguarding policy
• DBS checks for all staff with access to vulnerable residents

Borough-Specific Quirks and Warnings

Lambeth has several characteristics that set it apart from other London boroughs:

High Concentration of Supported Living

With 30+ council-commissioned schemes, Lambeth has significant demand for supported living accommodation. This creates opportunities for compliant landlords but also means the council is experienced at inspecting these properties and knows exactly what to look for.

Active Enforcement

Lambeth's housing standards team is proactive. They conduct regular inspections and aren't shy about taking enforcement action. Non-compliant properties face:

• Fines up to £30,000 per breach
• Rent repayment orders (repaying up to 12 months' rent)
• Prohibition orders preventing occupation
• Prosecution for serious offences

Article 4 Directions

While Lambeth doesn't have borough-wide Article 4 directions, some specific areas may require planning permission for HMO conversion. Always check with the planning department before converting a family home (C3 use class) to an HMO (C4 use class).

Exempt Accommodation Considerations

Supported accommodation may be exempt from HMO licensing under Housing Act 2004 sections 254 and 257 — but this is assessed case-by-case. Important: Exemption from licensing does not exempt you from meeting property standards. The council will still inspect and enforce standards even if no licence is required.

Haven Supported Homes Experience

Haven Supported Homes, a local provider, operates in Lambeth and has direct experience with these requirements. Their learnings confirm that early engagement with the housing standards team and thorough preparation of documentation significantly smooths the licensing process.

The Application Process

1. Pre-application: Review the full requirements on Lambeth's website and assess your property against the standards
2. Documentation: Gather all required certificates, plans, and proofs
3. Application: Submit via the council's online portal with payment
4. Inspection: The council will arrange to inspect the property
5. Conditions: You may receive a licence with conditions that must be met
6. Grant: Once satisfied, the council issues the five-year licence

Planning Permission Considerations

Properties with 3-6 occupants fall under C4 use class (small HMO). Properties with 7+ occupants require Sui Generis planning permission. Converting from C3 (family dwelling) to C4 may require planning permission depending on location — check Article 4 directions in your specific area.

Getting Help

Lambeth Housing Standards Team

• Email: housing@lambeth.gov.uk
• Phone: 020 7926 1000
• Website: lambeth.gov.uk/housing/landlords-licensing

The team is generally responsive and can clarify specific questions, though response times vary.

Compliance Support from BoroughReady

Navigating Lambeth's licensing requirements can be complex, especially for supported living providers who must satisfy both HMO standards and care quality considerations.

BoroughReady offers a complete Lambeth compliance pack that includes:

• Borough-specific requirement checklists
• Document templates tailored to Lambeth's standards
• Fire risk assessment guidance
• Room size measurement tools
• Application tracking

Get a quote for your Lambeth property and ensure you're fully compliant before your inspection.

Final Thoughts

Lambeth's supported living market offers genuine opportunities for landlords who get compliance right. The council's high standards reflect the vulnerable nature of many residents, and while this creates work upfront, it also means compliant properties are well-positioned for long-term, stable tenancies.

The key is preparation. Start gathering documents early, measure your rooms carefully, and don't cut corners on safety. The £1,150-£1,650 licence fee is minor compared to the costs of non-compliance — or the lost income from properties that can't be let while you fix issues.

For the most current information, always check Lambeth Council's official licensing pages alongside this guide.