Which London Boroughs Now Require Landlord Licensing?

An investigative guide mapping the recent wave of selective and borough‑wide landlord licensing across London, updated approaches and resources for January 2026. This article explains what landlord licensing means for tenant safety, eviction rights and likely rent impacts, gives a borough‑by‑borough approach (how to check status), a renter’s checklist (what to ask your landlord and how to verify a licence) and a short evidence review of how licensing has affected supply and rents.

Note on sources and currency

I cannot fetch live databases from government servers in this session. The guidance, checklists and analysis below are written to reflect the policy landscape that accelerated after the Deregulation Act 2015 and planning updates through 2023–24, and to show how to verify borough status using up‑to‑date public registers (DLUHC, council websites, London Councils bulletins, GLA/ONS rental data, plus Rightmove/Zoopla market trends). Where I describe borough schemes I flag whether a scheme is a common example or how to confirm current status (always check the DLUHC register and the borough’s licensing pages for January 2026 updates).

Quick summary

• Landlord licensing in London now includes a mixture of borough‑wide selective licensing, area‑based (selective) schemes and additional licensing (often for smaller HMOs). Some boroughs have used borough‑wide designations; others target wards with high anti‑social behaviour, disrepair or high proportions of low‑quality private rented housing.
• Licensing aims to improve safety and standards, but it can affect eviction pathways and (in some places) push rents higher as landlords pass on compliance costs.
• To know whether your home is covered, always check the DLUHC register plus your local council’s licensing pages and ask the landlord for a licence number — then verify it with the council.

What types of licensing exist and what they mean for tenants

Mandatory HMO licensing

Mandatory HMO (House in Multiple Occupation) licensing is national: it applies where a property meets the HMO definition (usually three or more tenants forming more than one household sharing facilities). If a property should be licensed and is not, tenants can take action and councils can prosecute. HMO licensing focuses on fire safety, amenities, and management arrangements.

Additional licensing

Additional HMO licensing lets councils require HMO licensing for smaller HMOs not covered by the national mandatory scheme (for example, a two‑storey house let to multiple households). Councils justify this where there is evidence of poor management or harm.

Selective licensing (area‑based)

Selective licensing requires a licence for most private rented homes in a designated area, regardless of whether they’re HMOs. Councils may introduce selective licensing if they can show that the area suffers from low housing demand, high levels of anti‑social behaviour, or poor property conditions. Some boroughs have introduced selective licensing borough‑wide; others limit it to specific wards.

What licensing means for tenants

• Safer homes: Licensing conditions typically include smoke/CO alarm checks, gas/EPV safety documentation, adequate fire escape routes in HMOs and standards for kitchens and bathrooms.
• Greater enforcement: Tenants can report unlicensed properties and councils can inspect, require improvements, fine landlords or prosecute.
• Eviction and rights: Licensing does not change statutory eviction grounds (Section 21/Section 8) directly, but failure to licence a property where required can restrict a landlord’s ability to serve a valid notice in some cases. Also, improved regulation can deter retaliatory eviction for repairs.
• Potential rent effects: Councils’ licensing fees and compliance costs may be passed to tenants through higher rents — evidence varies by area and market conditions.

How to check whether your home is covered (step‑by‑step)

1. Find your borough and ward: check your council tax band or use the borough website address lookup.
2. Check the DLUHC national register of licensing designations. The government maintains a register of active selective and additional licensing designations — this is the definitive source for whether an area is designated.
3. Visit your borough’s private rented sector/licensing pages: councils publish maps, start/end dates, licence fees and application forms.
4. Ask your landlord for the licence number and the issuing council. A valid licence number should be verifiable via the council.
5. If in doubt, contact the council enforcement team directly by email or phone and request written confirmation.

Useful links (use your browser to reach these live pages):

• Department for Levelling Up, Housing & Communities (DLUHC) licensing register
• London Councils bulletins (for pan‑London policy developments)
• Your local borough licensing page (search: “<borough> selective licensing private rented sector”)

Borough‑by‑borough approach (how to map fast)

Rather than listing a possibly out‑of‑date directory here, use this practical mapping approach and examples of borough activity up to mid‑2024. For each borough apply the three quick checks above (DLUHC, borough page, ask landlord). Below are illustrative examples of the kinds of schemes London boroughs have used and the typical features you’ll see on council pages.

Boroughs with borough‑wide schemes or high‑profile area designations (examples)

• Waltham Forest — borough‑wide selective licensing was adopted in recent years (check council pages for renewal/expiry dates).
• Barking & Dagenham — notable for area designations targeting low‑quality PRS stock.
• Croydon — has used selective and additional licensing across wards, and regulations have been updated during large PRS growth phases.
• Redbridge, Newham, Haringey and Lewisham — these boroughs have used a mix of additional and area‑based selective schemes in parts of the borough.

These are example boroughs where councils have actively used licensing tools. For an exact January 2026 snapshot, run the three checks above for each borough.

How to interpret council pages and timetables

• Look for the designation name and the start and end dates — many schemes run for five years.
• Councils publish fee schedules (per‑property or per‑licence), application forms, and compliance checklists. If a scheme is under consultation there will be a public evidence report explaining why it’s proposed.
• If a scheme expired, check whether it was renewed or allowed to lapse — renewal usually requires fresh public consultation.

Renter’s checklist: what to ask your landlord and how to check a licence

Ask the landlord before you sign (and keep records):

• “Is the property subject to any landlord licence? If so, what is the licence number and issuing council?”
• “Can I see copies of the licence and the common safety certificates (gas safety, electrical installation condition report, EPC)?”
• “Is the deposit protected? Which scheme and what is the certificate/reference?”
• “Has the property been inspected by the council under this licence? Are there outstanding compliance works?”

How to verify a licence (step‑by‑step):

1. Get the licence number in writing (email/WhatsApp). Councils will not refuse to confirm a licence number.
2. Check the council’s online licence register or contact the private sector housing team. Many boroughs publish live lists of active licences.
3. If the landlord refuses or cannot produce a licence for a property that should be licensed, report this to the council — do not withhold rent without legal advice.
4. Use the licence number to check conditions — some licences have bespoke conditions (e.g., limits on occupant numbers, waste storage, landlord management responsibilities).

Safety documents to request and verify:

• Gas Safety Certificate (annual, where relevant)
• Electrical Installation Condition Report (EICR) (usually every five years)
• Energy Performance Certificate (EPC)
• Smoke and CO alarm test records
• HMO licence (if applicable): floor plans, maximum occupancy, fire safety provisions

Tip: If you’re searching for an apartment in an area with licensing, factor the licence into negotiations and ask whether the landlord will cover the licence application fee in the first year.

For safety against scams: always cross‑check listings and licence numbers. See our guide on protecting yourself from rental scams for extra security tips: Shield Yourself from Rental Scams in London: AI-Age Safety.

Evidence and likely impacts on rents and supply

Local authorities must usually prepare an evidence base before designating areas. Councils have also published estimated per‑property compliance costs and licence fees. Common features in the evidence base and market impacts are:

• Fee ranges: typical selective licence fees for a single unit often sit in the low hundreds of pounds; HMO licences and complex management standards can push fees higher (several hundred up to around £1,000 or more depending on borough and property size). Councils sometimes offer reduced fees for landlords who meet accreditation standards.
• Pass‑through to rents: landlords may try to recover licence costs via higher rents. Observational data from local market reports and broker comments across 2018–2024 suggested modest short‑term upward pressure on rents in some designated areas, often in the 1–5% range, but outcomes are uneven. In tight central markets the ability to pass on costs is greater; in weaker demand areas councils sometimes anticipate limited pass‑through.
• Supply effects: some local studies and press reports indicate a short‑term dip in available listings when schemes are introduced as non‑compliant landlords choose to sell or withdraw properties. Over 12–24 months the picture often stabilises as landlords comply or leave the market. Licensing can encourage better quality supply if enforcement removes the worst properties, but there is a risk of reduced low‑cost supply if owners exit.

Market data sources used by analysts

• Rightmove and Zoopla publish price and rental trend data that researchers use to examine pre/post‑designation effects. These platforms show listing volumes, time on market and price changes by borough and neighbourhood.
• GLA/ONS rental statistics provide borough‑level median rents and trends and are useful for comparing designated and non‑designated areas.

Short case note (illustrative): where a borough introduced selective licensing across multiple wards, the council’s compliance cost estimates suggested an average upfront cost per property (including checks and minor remedial works) that could be recouped over several years. Local marketplace reports then showed a small increase in asking rents on average for newly compliant listings. These are aggregated patterns; individual outcomes vary with market tightness and property condition.

Practical examples — how tenants used licensing to get repairs and safety improvements

Example 1: HMO fire safety upgrade

A group of tenants in a three‑storey shared house discovered the landlord had not renewed an HMO licence and the property failed basic fire safety checks. Contacting the council’s housing enforcement team led to a formal inspection, a remedial works notice and an updated licence with strict conditions. The council’s intervention resulted in new fire doors, a clearer evacuation plan and regular manager checks.

Example 2: selective‑licence area — forced repairs

In a selective licensing area, a tenant reported severe damp and mould. The council inspected and issued an improvement notice under licence conditions; the landlord completed the work and tenants were assisted with temporary re‑housing while major remediation took place.

These examples show why licensing can be an effective lever for tenants in poor‑quality PRS housing.

What to do if you suspect your landlord is avoiding licensing obligations

• Gather evidence: emails, photos, tenancy agreement, listing screenshots.
• Ask the landlord in writing for the licence number and evidence of safety certificates.
• Report to the council’s private rented sector enforcement team — provide the address and your evidence.
• Seek free advice from Shelter or Citizens Advice if the council is slow to act or if you are threatened with eviction.

If you’re moving: prioritize properties with clear licence numbers and visible safety documentation. Use the landlord licence verification steps above and keep copies of all documentation.

Where licensing fits with other tenant protections

• Licensing complements other protections such as deposit protection, minimum energy efficiency standards (EPC), and the landlord’s obligation to keep the property fit for human habitation.
• In boroughs with active licensing, tenants often benefit from combined enforcement — e.g., a licensing breach plus deposit protection issues can strengthen a tenant’s case to a court or tribunal.

If you’re deciding where to rent in London, consider neighbourhoods that balance affordability and landlord accountability. For a sense of neighbourhoods that suit young professionals and good rental prospects, see our guide: Top 10 Areas for Young Professionals in London 2025.

Final checklist (for renters, quick version)

• Before you sign: ask for licence number and safety certificates; confirm deposit protection.
• Verify: check the council register or ask enforcement for confirmation.
• Keep copies: licence number, gas/EICR/EPC, tenancy agreement, inventory.
• If issues: report unlicensed properties to the council and get advice from Shelter/Citizens Advice.

Resources and where to verify updates for January 2026

• DLUHC national register of landlord licensing designations (definitive register)
• Your borough’s private rented sector/licensing page (for maps, fees, application forms)
• London Councils (bulletins on borough activity)
• GLA and ONS rental statistics (borough‑level trends)
• Rightmove/Zoopla market trends (listing volume and asking price/rent changes)
• Shelter and Citizens Advice (tenant guidance and legal support)

Conclusion

Landlord licensing across London is now a mainstream tool to raise standards in the private rented sector. Whether your home is covered depends on your borough and the precise area designation. Licensing can make homes safer and provide better enforcement tools for tenants, but it can also lead to short‑term market impacts as landlords adjust to compliance costs. Always verify licence status via the DLUHC register and your borough’s licensing pages, ask landlords for licence numbers and keep documentation.

If you need a live borough‑by‑borough snapshot for January 2026, follow the three‑step verification above (DLUHC register, borough licensing page, ask the landlord). If you’d like, I can help draft an email template to request a licence number from a landlord or create a printable checklist you can use when viewing properties.