Lewisham HMO Licence: Your Path to Property Success

Navigating housing legislation can feel like a maze, but clarity begins with knowing your responsibilities. In the London Borough of Lewisham, property licensing is not optional; it’s a legal requirement for most privately rented homes. This free guide can provide you with the essential information you need.

Lewisham Borough operates two distinct licensing schemes: the Mandatory National HMO Licensing, which covers larger HMO properties with five or more people sharing facilities, and the Lewisham Additional Licensing Scheme, designed to regulate smaller shared properties across various wards that fall outside the national framework. Each scheme comes with compulsory requirements, including strict mandatory licensing and additional conditions that landlords must meet, as outlined in the public register. Let's explore them further.

What is Lewisham HMO Licensing?

In the London Borough of Lewisham, managing your property portfolio means understanding that property licensing is not optional; it's a legal requirement for most privately rented homes, especially concerning unlicensed properties in areas like Grove Park, particularly as we head into September.

This applies to single-family privately rented properties within designated areas of Lewisham, including Bellingham and Downham, and a new scheme for selective licensing starting in July. If your property falls under this selective licensing scheme, you must obtain a selective licence—even if it’s rented to just one single household. The aim is to raise standards in the private rented sector and reduce issues related to antisocial behaviour, overcrowding, and property disrepair.

1. Selective Licensing

This applies to single-family privately rented properties within designated areas of Lewisham, including Bellingham, Crofton Park, and the Whitefoot selective licensing area. If your property falls under this selective licensing scheme, you must obtain a property licence—even if it’s rented to just one single household. The aim is to raise standards in the private rented sector and reduce issues related to antisocial behaviour, overcrowding, and property disrepair.

2. Houses in Multiple Occupation (HMO) Licensing

There are two HMO licensing categories:

Mandatory HMO Licensing – A legal requirement across England, as outlined in the Housing Act, for properties occupied by five or more people forming two or more households who share facilities such as kitchens or bathrooms.
Lewisham Additional HMO Licensing Scheme – Targets smaller HMOs (three or four occupiers from two or more households) that fall outside the scope of the national mandatory scheme. This local scheme helps maintain living standards in shared accommodations often prone to neglect.

Overview of the National Mandatory Scheme

The National Mandatory Scheme is standardised across the country, with uniform prerequisites for rental properties to be defined as large HMOs. These conditions include the renting to five or more people who form more than one household. In addition, some or all tenants share toilet, bathroom or kitchen facilities – and at least one tenant pays rent.

Property Conditions	Details
Property Size	Rented to five or more people
Households	More than one household present
Shared Facilities	Tenants share toilet, bathroom, and/or kitchen facilities
Payment	At least one tenant pays rent

What are the Licensing Requirements for HMOs in Lewisham?

All Houses in Multiple Occupation (HMOs) must meet national minimum standards set out under housing legislation. These conditions are designed to ensure the health, safety, and welfare of tenants, and they apply to every licensed HMO—regardless of size.

Key requirements include:

1. Fire Safety

A comprehensive fire risk assessment must be conducted and regularly reviewed.
Adequate fire detection and alarm systems must be installed.
Escape routes must be clearly marked, well-maintained, and free from obstruction.
Fire-fighting equipment (e.g., extinguishers, fire blankets) must be available where appropriate.

2. Electrical and Gas Safety

Electrical installations must be inspected and tested by a qualified electrician at least every 5 years.
A valid Electrical Installation Condition Report (EICR) must be submitted as part of the licence application.
Gas appliances and pipework must be inspected annually by a Gas Safe registered engineer.
A valid Gas Safety Certificate is mandatory and must be provided to both the council and tenants.

3. Heating and Thermal Comfort

All HMOs must have a fixed heating system capable of maintaining a minimum indoor temperature of 21°C in all habitable rooms.
The heating must be efficient, controllable by tenants,and available at all times without unreasonable costs

4. Minimum Room Sizes

Each room used for sleeping must comply with space standards:
- 6.51 m² for a single adult (over 10 years old)
- 10.22 m² for two adults sharing
- 4.64 m² for a child under 10 years
Rooms that fail to meet these standards cannot legally be used as bedrooms.

5. Pest Control and Hygiene

The property must be proofed against pests (e.g., mice, rats, cockroaches).
Landlords must take immediate action to address any infestation issues.
Shared facilities (kitchens, bathrooms) must be kept clean, hygienic, and in good repair.

6. Additional Conditions under the Lewisham Scheme

Kitchens must be on two floors of any bedroom unless they include a dining area.
Bathrooms and toilets must be enclosed within two floors of any bedroom.
They should be adequately heated, lighted, ventilated, and supplied with continuous hot and cold water.
The property manager is mandated to keep the property well-maintained, ensure proper lighting and ventilation, maintain fire safety measures, and manage refuse disposal.
Once you have fulfilled all the pre-requisites, applying for an HMO licence in Lewisham can be done online via the Lewisham council website. However, for further information, before starting your application, you'll need to ensure you have all the necessary details and documentation handy.

How to Apply for an HMO Licence in Lewisham?

Once you have fulfilled all the pre-requisites, applying for an HMO licence in Lewisham can be done online via the Lewisham council website. However, before starting your application, you'll need to ensure you have all the necessary details and documentation handy.

Steps to complete the application process

Begin by providing accurate information about your property and its occupants on the application – the system will then identify the type of licence you need.
You will be requested to give details of the person or organisation making the application.
Provide the proposed licence holder details.
In addition, you will need to provide in-depth details about the property itself (including the number of rooms and facilities), as well as the specific number of households and tenants for which you require the licence.
Include an up-to-date tenancy information pack with all necessary certificates.
Pay the appropriate fees, which are asked in two parts: one for initiating your application, and the final payment once your application is approved.

Required documentation for the HMO licence

Some essential documents required for the HMO licence include:

Electrical inspection certificate
Gas safety certificate
EPC certificate
Fire risk assessment
Emergency lighting system documentation
Portable appliance test certificate(s)
Fire detection warning documentation
Building control certificate of completion

Failure to obtain the necessary licenses or to adhere to the conditions of these licenses, including the number of occupants stipulated, can invite hefty fines known as rent repayment orders. In addition, operating an unlicensed HMO could lead to prosecution by Lewisham Council, potentially resulting in a criminal record, and simultaneously attracting further court costs.

What Happens If You Don’t Comply with HMO Requirements in Lewisham?

Penalties for non-compliance

Consequences of Non-Compliance	Penalty Imposed
Operation of an unlicensed HMO	Prosecution by Lewisham Council
Civil penalty notice and civil penalties up to £30,000 per offence	Civil penalties up to £30,000 per offence
Non-payment of the imposed fines	Potential ban on running a rental property

Why Should You Care About Complying with the Lewisham HMO Licence?

Let’s be honest—meeting licensing requirements might seem like just another administrative hurdle. But in reality, HMO licensing compliance brings real, long-term benefits that go far beyond avoiding penalties.

For Landlords and Property Managers

Getting licensed—and staying compliant—sends a clear message: you take your role seriously. It shows that you’re committed to providing quality housing, and that instantly builds credibility and trust with both tenants and the local authority.

Here’s what you gain:

Stronger reputation: A well-managed, fully licensed property attracts better tenants and keeps them longer.
Property value protection: Routine upkeep and adherence to safety standards mean fewer major repairs and less depreciation over time.
Lower risk of disputes: Clear standards reduce the chance of tenant complaints, enforcement actions, or legal wrangling.
Easier future licensing: Good compliance history can make future applications or renewals smoother and faster.

For Tenants' Accommodation

From a tenant’s perspective, living in a licensed HMO isn’t just about ticking a legal box—it’s about having peace of mind.

When a property is licensed, tenants can expect:

Safe, hazard-free living conditions, thanks to fire safety, gas and electrical checks, and pest control.
Decent, comfortable space that meets legal size requirements and is properly heated and ventilated.
Responsive management, since landlords are legally obligated to keep things in order and deal with issues promptly.

This naturally leads to higher tenant satisfaction, stronger relationships, and longer tenancies, which benefits landlords just as much.

Ready to Navigate HMO Licence Lewisham with Confidence?

Lewisham's comprehensive HMO licensing requirements—encompassing both mandatory and additional schemes—are designed to ensure safe and well-managed living conditions across the UK, including those that may involve commercial premises. Whether you're managing a large HMO or a smaller shared property, understanding and adhering to these regulations, particularly those from the planning department, is crucial to avoid potential penalties and to provide quality housing. That is where The HMO Mortgage Broker comes into play.

Why Choose Us?

Specialised Expertise: With over a decade of experience, we focus exclusively on HMO mortgages, ensuring in-depth knowledge and tailored solutions.
Comprehensive Access: We offer access to a wide range of HMO mortgage products, including those not available through other brokers, ensuring you find the best fit for your needs.
Swift Processing: Our efficient processes mean you can receive a decision in principle within hours and secure funding in as little as 28 days.
Assess Your Property: Determine if your property falls under Lewisham's mandatory or additional HMO licensing schemes and complies with licence conditions.

Your Next Steps:

Assess Your Property: Determine if your property falls under Lewisham's mandatory or additional HMO licensing schemes.
Prepare Documentation: Ensure you have all necessary documents, including safety certificates and floor plans, ready for the application process.

Reach out to our team for personalised advice and to explore mortgage options that align with your property and investment goals. Consult with Us.

Conclusion

While HMO licensing regulations in Lewisham can appear complex, ignoring them carries serious consequences—from hefty fines to legal action. For landlords and property managers, staying informed and compliant isn’t just about avoiding penalties—it’s essential for maintaining smooth operations, protecting investments, and delivering safe, high-quality housing that meets legal standards. Ultimately, understanding and adhering to these requirements isn’t just good practice—it’s smart business.

Frequently Asked Questions

How long does it take to get an HMO licence in Lewisham?

The duration is variable depending upon the processing times of the Lewisham council, but typically it takes several weeks from application submission to license receipt.

Can I manage multiple HMOs under one licence?

Unfortunately not. Each property rented out as an HMO in the borough of Lewisham needs to be individually licenced, regardless of whether it's under the same management or not.