Newham HMO Licensing Requirements 2026: Complete Landlord Guide

Newham operates one of London's most comprehensive property licensing frameworks. With three active schemes covering HMOs of all sizes plus selective licensing for private rentals, landlords in this borough face significant compliance requirements. Understanding these rules is essential for anyone letting property in Newham, particularly those serving the supported living market.

This guide covers all three licensing schemes, fees, property standards, and the enforcement approach you need to know.

Newham's Three Licensing Schemes

Newham runs three concurrent licensing schemes. Depending on your property's size and location, you may need one, two, or all three licences.

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 — no exemptions

Additional HMO Licensing

Newham's additional licensing scheme covers HMOs with 3-4 occupants from two or more households.

Important exception: The additional licensing scheme does not apply in Royal Victoria & Stratford Olympic Park wards. Properties in these areas with 3-4 occupants don't need additional HMO licences, though they may still need selective licences (see below).

Selective Licensing

Newham's selective licensing applies borough-wide to all private rented properties. This means even single-family rentals and self-contained flats require a selective licence.

Critical point: Many Newham properties need both HMO and selective licences. The schemes overlap, and compliance with both is required.

Fees: Understanding the Two-Part Structure

Newham splits all licensing fees into two parts:

• Part A: Application fee (paid on submission)
• Part B: Administration/grant fee (paid when licence is granted)

This structure applies across all schemes.

Mandatory HMO Licence

Fee structure:

• Up to 5 lettings: £1,400 total
• 20-29 lettings: £2,600 total
• Scales with property size for larger HMOs

Contact the council for exact fees if your property has more than 5 lettings.

Additional HMO Licence

Fee: £1,250 total (£400 Part A + £850 Part B)

Selective Licence

Fee structure:

• Standard: £750 total (£400 Part A + £350 Part B)
• With EPC A-C rating or accreditation: £650 total

Newham offers discounts for properties with good EPC ratings (A-C) or landlords with recognised accreditation.

Combined Costs

If your property needs both additional HMO and selective licences, you're looking at approximately £2,000 in total fees. Budget accordingly.

Processing Times

Standard processing: 8-12 weeks for all licence types

Start applications early, particularly for renewals. Operating without a valid licence, even briefly, exposes you to penalties.

Property Standards in Newham

Newham applies consistent standards across all licensing schemes. The council's property licensing team conducts thorough inspections.

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

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

Fire Safety Standards

Fire safety requirements include:

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

Newham housing officers check that alarms are functional and fire doors are properly certified.

Gas and Electrical Safety

• Gas safety: Annual CP12 certificate
• Electrical safety: EICR every 5 years minimum
• EPC rating: Minimum E rating required; discounts available for A-C

Additional Requirements

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

Required Documentation

Prepare these documents before applying:

Licensing Documents:

• HMO licence application
• Floor plans with measurements
• Planning permission or certificate of lawful use
• 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 Schedule 14. 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 Newham hold licences even when technically exempt, as this demonstrates compliance to commissioners and simplifies council relationships.

Enforcement and Penalties

Newham is an active enforcement borough with significant penalties for non-compliance:

• 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 council uses data matching with utility providers, council tax records, and tenancy deposit schemes to identify unlicensed properties.

Borough-Specific Considerations

Ward Exceptions

Remember that additional HMO licensing doesn't apply in Royal Victoria & Stratford Olympic Park wards. If your property is in these areas, check your specific requirements carefully.

Discounts for Good Performance

Newham incentivises good property standards through fee discounts. Achieving EPC A-C ratings saves you £100 on selective licences — a small reward that recognises the investment in energy efficiency.

Extensive Supported Living

Newham has extensive supported living and social housing provision. The council is experienced at inspecting these properties and understands the specific requirements for housing vulnerable residents.

Planning Permission

For HMOs:

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

Check with the planning department before converting properties. Some areas may have Article 4 directions requiring planning permission.

The Application Process

1. Determine which licences apply: Check occupancy and ward location
2. Prepare property: Meet all standards
3. Gather documents: Complete documentation
4. Submit applications: Apply for each scheme separately
5. Pay Part A fees: Application fees due on submission
6. Inspection: Council inspects the property
7. Pay Part B fees: Grant fees due before licence issuance
8. Receive licence: Five-year term with any conditions

Renewals and Transfers

Licences are not transferable. If you sell, the new owner must apply for new licences. Start renewal applications at least 8 weeks before expiry.

Getting Help

Newham Property Licensing Team

• Email: propertylicensing@newham.gov.uk
• Phone: 020 3370 5000
• Website: newham.gov.uk/rented-property-licensing

The team can confirm which licences apply to your property and clarify ward boundaries for the additional licensing exception.

BoroughReady Support for Newham

Newham's three-scheme system creates complexity. BoroughReady's Newham compliance pack includes:

• Ward checker for additional licensing exceptions
• Fee calculator for multi-scheme properties
• Document templates
• Fire risk assessment guidance
• Application tracking
• Renewal reminders

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

Summary

Newham's licensing landscape is demanding but clear:

1. Three schemes may apply: mandatory HMO, additional HMO, and selective
2. Ward exceptions for additional licensing (Royal Victoria & Stratford Olympic Park)
3. Two-part fee structure (Part A and Part B)
4. Discounts for EPC A-C and accredited landlords
5. Active enforcement with significant penalties

The combined fees can approach £2,000, but this is minor compared to £30,000 penalties and rent repayment orders. Full compliance is essential.

For the latest requirements, check Newham Council's official licensing pages.