Additional HMO licensing in Newham

Common questions

What the designation says

Newham's Additional HMO Licensing Designation came into force on 1 January 2023 and runs until 31 December 2027 (5-year designation). The scheme covers all wards across the London Borough of Newham EXCEPT Royal Victoria and Stratford Olympic Park . Any property occupied by 3 or 4 persons forming 2 or more households that meets the standard test, self-contained flat test, or converted building test as defined by section 254 of the Housing Act 2004. The Designation does NOT apply to section 257 HMOs (converted blocks of flats). Mandatory HMO licensing (5+ persons) applies separately and borough-wide. Newham introduced the scheme because more than 50% of all housing in the borough is privately rented — more than double the national average. Council data showed many of these properties had poor management, fire risk, and contributed to anti-social behaviour and deprivation . Online application via My Newham portal. Required documents: Gas Safety Certificate (annual), Electrical Installation Condition Report / EICR (5 years), Energy Performance Certificate (EPC). The proposed licence holder must be the most appropriate person — typically the owner, person receiving rent, or person in control. For limited companies, a UK-registered office and named director must be the proposed licence holder. Overseas landlords must complete a separate declaration and are decided case-by-case by a senior officer . Up to 5 years. A landlord or manager who fails to obtain a licence can either be prosecuted on summary conviction (unlimited fine) OR receive a civil financial penalty notice of up to £40,000 per offence under section 72(1) of the Housing Act 2004. Breach of licence conditions or knowingly allowing the HMO to be occupied by more than the permitted number is similarly punishable. Additional consequences: Rent Repayment Order up to two years' rent for offences on or after 1 May 2026 (12 months before that date) under the Housing and Planning Act 2016, entry on the database of rogue landlords, or a Banning Order. Where Newham has had to take enforcement action against a licence holder, the council can revoke or vary the licence (including shortening its term) . Properties in the excluded wards (Royal Victoria, Stratford Olympic Park) are not within the designation. Statutory exemptions also apply via Schedule 14 of the Housing Act 2004. propertylicensing@newham.gov.uk / Private Sector Housing Standards, London Borough of Newham, First Floor West Wing, Newham Dockside, 1000 Dockside Road, London E16 2QU. 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.

Newham's own licensing page →