Tower Hamlets HMO Licensing Requirements 2026: Landlord's Guide

Tower Hamlets operates one of London's most extensive property licensing frameworks. With three active schemes covering virtually all private rented accommodation, landlords here face more compliance requirements than in most other boroughs. Whether you're letting a small shared house or a large supported living scheme, understanding these rules is essential.

This guide breaks down Tower Hamlets' mandatory HMO, additional HMO, and selective licensing schemes, along with the fees, standards, and enforcement approach you need to know.

The Three Licensing Schemes in Tower Hamlets

Tower Hamlets runs three concurrent licensing schemes. Your property may fall under one, two, or all three depending on its size and use.

Mandatory HMO Licensing

This national scheme applies to larger HMOs with five or more occupants from two or more households sharing facilities. If your property meets this threshold, mandatory licensing applies regardless of where in Tower Hamlets it's located.

Key details:

• Five-year licence term
• Borough-wide application
• National legal requirement
• No exemptions for supported living unless formally assessed

Additional HMO Licensing

Tower Hamlets operates a borough-wide additional licensing scheme covering all HMOs with three or more occupants. This is broader than many boroughs' schemes and captures smaller shared houses that would otherwise escape licensing.

Important: In Tower Hamlets, any property with three or more unrelated tenants sharing facilities likely needs an additional HMO licence. This affects thousands of properties that landlords elsewhere might assume are unregulated.

Selective Licensing

Uniquely, Tower Hamlets' selective licensing applies borough-wide to all private rented properties. This means even single-family rentals and self-contained flats require a selective licence if privately rented.

Critical implication: Many properties in Tower Hamlets need both an HMO licence AND a selective licence. The fees stack, and the application processes run separately.

Fees: What You'll Pay

Tower Hamlets splits fees into two parts — an application fee and a grant fee. This structure applies across all schemes:

Mandatory HMO Licence

Fee structure: £781.50 base + £54.50 per habitable room

Examples:

• 5-room HMO: £781.50 + (£54.50 × 5) = £1,054
• 6-room HMO: £781.50 + (£54.50 × 6) = £1,108.50

The room-based pricing means larger properties pay substantially more.

Additional HMO Licence

Fee structure: £756 base + £54.50 per habitable room

Examples:

• 3-room HMO: £756 + (£54.50 × 3) = £919.50
• 4-room HMO: £756 + (£54.50 × 4) = £974

Selective Licence

Fee: £747 flat rate

Total Costs for Multi-Scheme Properties

If your property needs both additional HMO and selective licences, you're looking at combined fees of £1,400+ depending on size. Budget accordingly.

Discounts

Tower Hamlets offers discounts for accredited landlords. If you're a member of a recognised accreditation scheme, you may save money on fees. Check the council's website for current discount rates.

Processing Times

Standard processing: 8-12 weeks for all licence types

Applications with complete documentation and no property issues tend toward the 8-week end. Complex cases or properties requiring improvement works can extend toward 12 weeks or beyond.

Property Standards Requirements

Tower Hamlets applies consistent standards across all licensing schemes. These align with national HMO regulations but are enforced actively.

Room Sizes

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

Rooms below minimum size cannot be used as bedrooms. The council measures during inspection.

Fire Safety Standards

Fire safety requirements include:

• Smoke alarms: On every storey and in sleeping areas
• Heat detectors: Required in kitchens
• Carbon monoxide detectors: Where required by regulations
• Fire doors: FD30S-rated on escape routes with self-closers
• Emergency lighting: Required in larger HMOs
• Fire risk assessment: Required with annual review
• Fire escape routes: Must remain clear

Tower Hamlets housing officers will check alarm functionality during inspections. Battery-only alarms won't pass — mains-wired with battery backup is required.

Gas and Electrical Safety

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

Additional Requirements

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

Required Documentation

Prepare these documents before applying:

Licensing 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, additional documentation including management plans and safeguarding policies will strengthen your application even if you're seeking exemption.

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
• You must contact the council to confirm status
• Exemption does not waive property standards requirements
• The council will still inspect and enforce standards

Many supported living providers in Tower Hamlets choose to hold licences even when exempt, as this demonstrates compliance to commissioners and simplifies relationships with the council.

Enforcement and Penalties

Tower Hamlets is an active enforcement borough. The council issues:

• Civil penalties: Up to £30,000 per offence for unlicensed properties
• Rent repayment orders: Up to 12 months' rent can be reclaimed
• Prohibition orders: Properties can be closed to occupation
• Prosecution: Criminal prosecution for serious offences with unlimited fines

The council uses data matching with utility providers, council tax records, and tenancy deposit schemes to identify unlicensed properties. The risk of detection is high.

Planning Permission

For HMOs:

• 3-6 occupants: C4 use class (small HMO)
• 7+ occupants: Sui Generis use class

Converting from C3 (family dwelling) to C4 may require planning permission depending on location. Always check with the planning department before conversion.

Borough-Specific Considerations

High Demand Area

Tower Hamlets has significant demand for supported living and social housing. This creates opportunities for compliant landlords but also means the council is experienced at inspecting these properties.

Borough-Wide Coverage

Unlike boroughs with selective licensing in designated wards only, Tower Hamlets covers all private rentals. This comprehensive approach means virtually every landlord in the borough needs some form of licence.

Fee Structure

The per-room fee structure for HMO licences incentivises smaller properties but penalises larger HMOs. Budget carefully if you're operating larger supported living schemes.

The Application Process

1. Determine which licences apply: Check occupancy and property type
2. Prepare property: Meet all standards before applying
3. Gather documents: Complete the documentation checklist
4. Submit applications: Apply separately for each scheme required
5. Pay fees: Application and grant components
6. Inspection: Council inspects the property
7. Licence grant: Receive licences with any conditions

Renewals and Transfers

Licences last five years and are not transferable. If you sell, the new owner must apply for new licences. Start renewal applications at least 8 weeks before expiry to avoid gaps in coverage.

Getting Help

Tower Hamlets Landlord Licensing Team

• Email: [email protected]
• Phone: 020 7364 5000
• Website: towerhamlets.gov.uk (search "landlord licensing")

The team can confirm which licences apply to your property and answer technical questions.

BoroughReady Support for Tower Hamlets

Tower Hamlets' comprehensive licensing creates significant administrative burden. BoroughReady's Tower Hamlets compliance pack includes:

• Assessment of which licences your property needs
• Fee calculator for multi-scheme properties
• Document templates
• Fire risk assessment guidance
• Application tracking
• Renewal reminders

Get your Tower Hamlets compliance quote and ensure you're covered across all three licensing schemes.

Summary

Tower Hamlets' licensing landscape is demanding but clear:

1. Three schemes may apply: mandatory HMO, additional HMO, and selective
2. Borough-wide coverage means few properties escape licensing
3. Per-room fees make larger properties expensive to license
4. Active enforcement — non-compliance will be detected
5. Discounts available for accredited landlords

The combined fees for multiple licences can exceed £1,500, but this is minor compared to £30,000 penalties and rent repayment orders. Compliance is the only sensible option.

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