What is selective licensing for landlords?
Selective licensing lets a council require a licence for privately rented homes in a designated area, including homes let to a single family. It sits alongside two HMO regimes: mandatory HMO licensing (national, 5+ people in 2+ households) and additional HMO licensing (a local scheme that extends licensing to smaller HMOs, usually 3 or 4 people). A property needs only one licence; an HMO that needs an HMO licence does not also need a selective licence. See additional licensing and do I need an HMO licence?
How to check if you are in a selective licensing area
- Use the postcode check above. It tells you the council and ward and whether a scheme lists that ward.
- Open the council page linked from the table. It shows the ward list, the designation notice and the council's own address checker where one exists.
- For schemes that cover only parts of wards or listed streets, confirm with the council's map or checker.
We never say "you don't need a licence". If we find no scheme, we say so with the date we checked and remind you that mandatory HMO licensing still applies to 5+ people in 2+ households.
Selective licence application: what happens
Most councils take applications through an online portal. You will usually need the licence holder's details, a floor plan or room list, gas safety certificate, electrical installation condition report (EICR), EPC and alarm details. The council can grant a licence with conditions, or refuse. You can appeal a refusal or conditions to the First-tier Tribunal (Property Chamber). See licence application and licence costs.
Selective licensing fines and penalties
Letting an unlicensed property in a selective licensing area is an offence under section 95 of the Housing Act 2004. The council can prosecute (unlimited fine) or issue a civil penalty; GOV.UK guidance says the maximum civil penalty for these offences rises from £30,000 to £40,000 from 1 May 2026. Tenants or the council can also apply for a rent repayment order. See civil penalties and what to do if you are unlicensed.
Selective licensing: questions landlords ask
What is selective licensing?
Selective licensing is a council scheme under Part 3 of the Housing Act 2004. In a designated area, almost every privately rented home needs a licence from the council, even a house or flat let to one family. A designation lasts up to 5 years. Councils use it to tackle problems such as poor property conditions, anti-social behaviour, low housing demand or high crime.
What is a selective licence?
A selective licence is the permission a landlord (or their agent) needs from the council to let a single-household home inside a selective licensing area. It names a licence holder, lasts up to 5 years and comes with conditions, for example gas and electrical safety certificates, smoke and carbon monoxide alarms and references for new tenants.
Is there a selective licensing postcode checker?
Yes. Enter the postcode at the top of this page: we match it to the council ward and compare it with each scheme's published ward list. Where a scheme covers only part of a ward or specific streets, we tell you and link to the council's own address checker, which is the final word.
How much is selective licensing?
Fees are set by each council to cover costs. Across the 66 selective schemes in force where we found a published fee, the median is £786 for a 5-year licence (range £466 to £1,290). Many councils split the fee into an application part and a grant part, and some give discounts for accredited landlords or early applications.
What are the selective licensing exemptions?
The Selective Licensing of Houses (Specified Exemptions) (England) Order 2006 exempts, among others: holiday lets; homes let to a member of the landlord's family as their main residence; lettings where the occupier shares facilities with the landlord or their family (for example a lodger); business and agricultural tenancies; long leases over 21 years; homes managed by some public bodies; certain student accommodation; and homes under a prohibition order. Homes let by registered social landlords and HMOs that need a mandatory or additional HMO licence are also outside selective licensing. Check the council's own list.
What are the selective licensing requirements?
You apply with details of the licence holder and manager, ownership, the property and its occupants, and usually copies of the gas safety certificate, electrical installation condition report, EPC and alarm details. The council checks the proposed licence holder is "fit and proper" and that management arrangements are satisfactory. The licence then carries conditions you must keep to for its whole term.
Does a council still need government approval for a big selective scheme?
No. Since 23 December 2024, under the Secretary of State's General Approval 2024, councils in England can make a selective or additional licensing designation of any size without applying for confirmation, provided they have consulted for at least 10 weeks.