Lewisham HMO Licensing Requirements 2026: Landlord Compliance Guide

Lewisham operates one of London's most comprehensive property licensing frameworks. With three active schemes covering nearly every private rental property in the borough, landlords here face extensive compliance requirements. The selective licensing scheme launched in July 2024 dramatically expanded the council's oversight, affecting approximately 20,000 properties.

This guide covers Lewisham's mandatory HMO, additional HMO, and selective licensing schemes, along with fees, standards, and enforcement.

Lewisham's Three Licensing Schemes

Lewisham runs three concurrent licensing schemes. Most landlords will need at least one; many will need two or more.

Mandatory HMO Licensing

This national scheme applies to larger HMOs with five or more occupants from two or more households sharing facilities.

Key details:

• Five-year licence term
• Borough-wide for qualifying properties
• Required by law

Additional HMO Licensing

Lewisham operates a borough-wide additional licensing scheme covering HMOs with 3-4 occupants from two or more households.

This captures smaller shared houses that fall outside mandatory licensing but still need regulation.

Selective Licensing

Lewisham's selective licensing scheme launched in July 2024 and applies to nearly all privately rented properties in the borough — approximately 20,000 properties.

Critical point: This means even single-family rentals and self-contained one-bedroom flats need a selective licence if privately rented in Lewisham.

Fees: Per-Unit Structure

Lewisham uses a unique per-lettable-unit fee structure for HMO licences:

Mandatory HMO Licence

Fee: £500 per lettable unit

Examples:

• 5-occupant HMO: £500 × 5 = £2,500
• 6-occupant HMO: £500 × 6 = £3,000

This structure makes larger HMOs significantly more expensive to licence than smaller ones.

Additional HMO Licence

Fee: £500 per lettable unit

Same structure as mandatory licensing — £500 for each lettable unit in the property.

Selective Licence

Fee structure: £640 total

• £160 on application
• £480 on granting

Combined Costs

If your property needs both HMO and selective licences, you're looking at significant combined fees. A 5-occupant HMO would pay:

• Mandatory HMO: £2,500
• Selective: £640
• Total: £3,140

Budget accordingly.

Discounts for Accredited Landlords

Lewisham offers discounts for recognised accreditation:

• LLAS (London Landlord Accreditation Scheme) members: Discounts available
• NRLA (National Residential Landlords Association) members: Discounts available
• Registered charities: Discounts available

Contact the council for current discount rates if you're accredited.

Additional Charges

Be aware of these additional fees:

• Inspections/floor plans: £250
• Occupancy changes: £275

If you need the council to conduct inspections outside the standard process or if you change the occupancy of a licensed property, these fees apply.

Processing Times

Standard processing: 8-12 weeks for all licence types

Start applications early, particularly for the selective licensing scheme which affects so many properties.

Property Standards in Lewisham

Lewisham applies consistent standards across all licensing schemes.

Room Size Requirements

Minimum floor areas:

• Single bedroom (1 person): 6.51 square metres
• Double bedroom (2 persons): 10.22 square metres
• Kitchen: Adequate for number of occupants
• Living room: Required for larger HMOs

Fire Safety Standards

Requirements include:

• Smoke alarms: On every floor
• Heat detectors: Required in kitchens
• Fire doors: On escape routes
• Fire risk assessment: Required
• Fire safety equipment: Required
• Clear escape routes: Must be maintained

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

• Adequate heating throughout
• Hot and cold water
• Adequate ventilation
• Secure entry systems
• Waste management facilities

Required Documentation

Prepare these documents before applying:

Licensing Documents:

• HMO licence application
• Floor plans with 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

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

Even exempt supported living properties likely need selective licences given the scheme's broad coverage.

Enforcement and Penalties

Lewisham actively enforces its licensing schemes:

• Civil penalties: Up to £30,000 per offence
• Rent repayment orders: Up to 12 months' rent can be reclaimed
• Prohibition orders: Properties can be closed
• Prosecution: Criminal prosecution for serious breaches

The July 2024 selective licensing launch included significant enforcement resources. The council is actively identifying unlicensed properties.

Borough-Specific Considerations

Massive Selective Licensing Coverage

With ~20,000 properties under selective licensing, Lewisham's scheme is one of London's most extensive. Most private landlords in the borough are affected.

Per-Unit Fees

The per-lettable-unit fee structure for HMO licences is unusual and makes larger properties expensive to licence. Budget carefully for multi-occupancy properties.

Active Supported Living Market

Lewisham has an active supported living market with council-commissioned services. The council understands these properties' specific needs but enforces standards rigorously.

Planning Permission

For HMOs:

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

Check with the planning department before converting properties.

The Application Process

1. Determine which licences apply: Check occupancy and tenure
2. Count lettable units: For HMO fee calculation
3. Prepare property: Meet all standards
4. Gather documents: Complete documentation
5. Submit applications: Apply for each scheme
6. Pay fees: Including additional charges if applicable
7. Inspection: Council inspects
8. Receive licence: With any conditions

Renewals and Transfers

Licences last five years and are not transferable. New owners must apply for new licences. Start renewals at least 8 weeks before expiry.

Getting Help

Lewisham Property Licensing Team

• Email: privatehousing@lewisham.gov.uk
• Phone: 020 8314 8300
• Website: lewisham.gov.uk/hmo

The team can confirm which licences apply to your property and clarify discount eligibility.

BoroughReady Support for Lewisham

Lewisham's three-scheme system with per-unit fees creates complexity. BoroughReady's Lewisham compliance pack includes:

• Licence requirement checker
• Fee calculator for per-unit pricing
• Document templates
• Fire risk assessment guidance
• Application tracking
• Renewal reminders

Get your Lewisham compliance quote and ensure you're fully compliant across all three schemes.

Summary

Lewisham's licensing landscape is extensive:

1. Three active schemes: mandatory HMO, additional HMO, and selective
2. Selective licensing covers ~20,000 properties (launched July 2024)
3. Per-lettable-unit fees for HMOs
4. Discounts available for accredited landlords
5. Active enforcement with significant penalties

The per-unit fee structure makes larger HMOs expensive to licence, but compliance is essential given the council's active enforcement approach.

For the latest requirements, check Lewisham Council's HMO licensing pages.