Additional HMO licensing in Reading
Yes. Reading operates an additional HMO licensing scheme. Letting a covered property without a licence risks a civil penalty of up to £40,000 and a rent repayment order of up to two years' rent.
Common questions
Do I need an additional HMO licence in Reading?
Yes. Reading operates an additional HMO licensing scheme. Letting a covered property without a licence risks a civil penalty of up to £40,000 and a rent repayment order of up to two years' rent.
Which areas of Reading does the scheme cover?
Borough-wide. Confirm a specific address against the council's own designation map before applying.
When does Reading's scheme end?
The designation runs until 28 February 2031, unless the council revokes it earlier under section 84 of the Housing Act 2004.
What does the licence cost?
£1,500. Councils commonly discount for accredited landlords and early applications; confirm the current figure with Reading before budgeting.
Paid in two parts — one on application, the balance before the licence is issued.
| Part A | £750 |
| Part B | £750 |
| Total | £1,500 |
- Administered with Home Safe
Reading, read 28 August 2026
What the designation says
Reading operates a borough-wide additional licensing scheme which came into force on 1 March 2026. It covers houses in multiple occupation let to three or four people forming two or more households who share a kitchen, bathroom or toilet, and individual flats that operate as HMOs, in each case where the property is not already caught by the national mandatory regime. The fee is £1,500, taken in two equal parts: £750 on application, covering processing, and £750 covering compliance, with the scheme including two inspections. Applications opened on 1 March 2026, with an agent portal from 1 February 2026, and inspections were expected to begin from September 2026. A landlord who applies late may face a £250 surcharge as well as enforcement action. Letting a licensable HMO without a licence carries a civil penalty of up to £40,000 or prosecution, and exposes the landlord to a rent repayment order. 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.
Information tool, not legal advice. Confirm the position with Reading before letting.