Landlord licensing (Mandatory, Additional, Selective) sets property standards, while Article 4 directions remove permitted development rights, forcing landlords to get planning permission for small HMO (C3 to C4) conversions that were previously automatic. Both are separate requirements often enforced by local councils.
Landlord Licensing
- Requires a license for certain rented properties (HMOs, specific areas) to ensure safety and management standards.
- Penalties can include hefty fines (£30k+), rent repayment orders, and prosecution.
Types of landlord licensing
- Mandatory HMO License: Required for large Houses in Multiple Occupation (HMOs) with 5 or more occupiers forming 2 or more households, sharing facilities (kitchen, bathroom).
- Additional HMO License: Covers smaller HMOs not meeting the mandatory threshold (e.g., 3-4 people in 2 households), based on local council discretion.
- Selective License: Applies to all privately rented properties (single households or small sharers) within specific geographical areas identified by the local council for issues like high crime or poor conditions.
How it works
- Local councils implement schemes, meaning requirements vary by area.
- Landlords must apply, prove they are a “fit and proper” person, and meet specific management/safety standards (gas/electrical certs, etc.).
- Licenses typically last five years and can be costly.
Tip: Check the private sector landlord page of the local authority of the property for details of their schemes or consultations.
Article 4 Directions (Planning)
- Removes “permitted development” rights for converting a standard dwelling (C3) to a small House in Multiple Occupation (HMO, C4, 3-6 unrelated people).
- Forces landlords to apply for full planning permission for these conversions in affected areas.
- Large HMOs (7+ people) generally always need planning permission (sui generis).
Tip: Search for “[Your Council Name] Article 4 directions”. Many councils publish maps and documents.
