Additional HMO licensing in Ealing

Common questions

What the designation says

London Borough of Ealing operates a BOROUGH-WIDE Additional HMO Licensing Scheme that came into force on 1 April 2022 and runs until 31 March 2027 (5-year designation). Decision made at Cabinet Meeting 8 December 2021 following public consultation 10 May to 16 August 2021 . Notice of Designation under section 56 of the Housing Act 2004. All HMOs in Ealing borough that are NOT already licensable under the national mandatory HMO licensing scheme. Specifically: - HMOs occupied by 3 or 4 unrelated people forming 2 or more households sharing facilities (kitchen, bathroom) - All HMOs in buildings with mixed commercial and residential use - Section 257 HMOs (buildings converted into self-contained flats) — RESTRICTED to buildings containing 3 or more flats where all flats are privately rented and the building and all flats within it are in the same ownership/control or considered by the council to be effectively under the same control Additional licensing £1,300 per property + £50 per habitable room (current as of June 2025). Discounts: 10% if licensing 2+ flats in same building; £75 if licence holder/designated manager belongs to an approved accreditation scheme (LLAS, NRLA); £50 for properties with EPC rating A-C. Two-part structure (Part A on application, Part B before issuance). Incomplete applications rejected after 14 days. Fees are non-refundable. Fire safety measures, kitchen/bathroom facilities standards, damp/mould/structural safety, gas safety (annual certificate), electrical safety (5-year EICR), waste disposal, written tenancy agreements, anti-social behaviour management. Properties subject to health & safety inspections. An immediate HMO Article 4 Direction covering Perivale ward came into force on 30 October 2024 and was confirmed on 11 April 2025. A non-immediate HMO Article 4 Direction covering most of the borough was made the same day. In Perivale ward, planning permission is now required for change of use from C3 (single-family) to C4 (small HMO 3-6 unrelated residents). Decision made at Planning Committee 4 September 2024 . By January 2025 there were 2,670 LLAS-accredited landlords in Ealing — second highest of all London boroughs. Civil financial penalty up to £40,000 per offence. Unlimited fine on conviction. RROs up to two years' rent for offences on or after 1 May 2026 (12 months before that date). Minimum enforcement notice fine ~£454.50. ealing.gov.uk online application portal with postcode checker. Section 21 was abolished on 1 May 2026; possession now runs through the amended section 8 grounds. The £40,000 ceiling applies to offences committed on or after 1 May 2026; the £30,000 ceiling still applies to offences committed before that date.

What this means for a landlord

A licence must be in place before the property is let, not applied for afterwards. Operating unlicensed in a designated area is a criminal offence: a civil penalty of up to £40,000 per offence and a rent repayment order of up to two years' rent. Both maxima apply to conduct on or after 1 May 2026; before that date they were £30,000 and twelve months. Section 21 was abolished on 1 May 2026 and possession now runs through the amended section 8 grounds. Mandatory HMO licensing applies separately and everywhere, wherever a property is let to five or more people forming two or more households.

Ealing's own licensing page →