Kingston upon Thames HMO licensing guide

Kingston upon Thames HMO licence — do you need one?

Kingston upon Thames does not currently operate an additional or selective licensing scheme — only the national mandatory HMO rules apply. This page explains who needs a mandatory licence and what the obligations are for landlords here.

Which licence do you need in Kingston upon Thames?

England runs three separate regimes. More than one can apply to the same property.

  • Mandatory HMO licenceExplained on this page5 or more occupants from 2+ households sharing a kitchen, bathroom or toiletApplies everywhere in England
  • Additional HMO licensingSmaller HMOs the national rules miss — council-designatedNot in force in Kingston upon Thames
  • Selective licensingANY privately rented home in a designated area — including single-family letsNot in force in Kingston upon Thames

Licensing status in Kingston upon Thames

Sourced from Kingston upon Thames announcements and tracked by our weekly scanner. Last checked 31 August 2026. Always verify directly with the council before applying.

Mandatory onlyEffective: Mandatory only

Kingston upon Thames — Mandatory HMO Licensing Only

Kingston operates only the national mandatory HMO licensing scheme. The previous additional licensing scheme (2018–2023) was not renewed.

Read the original announcement →

National mandatory HMO rules (apply everywhere in England)

Regardless of any Kingston upon Thames-specific scheme, you also need to comply with the national mandatory HMO licensing rules under the Housing Act 2004:

  • 5 or more occupants from 2 or more separate households sharing a kitchen, bathroom or toilet → mandatory HMO licence required.
  • A household = single person, couple, or family unit. Unrelated sharers each count as a separate household.
  • Unlicensed HMOs face civil penalties up to £40,000 (raised from £30,000 on 1 May 2026) and Rent Repayment Orders of up to 2 years' rent.
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HMO licensing in Kingston upon Thames — FAQ

Do I need an HMO licence in Kingston upon Thames?
Kingston upon Thames doesn't run an additional or selective licensing scheme, so only the national mandatory HMO licence applies: you need one if you let to 5 or more people forming 2 or more households who share a kitchen, bathroom or toilet.
How many tenants make a property an HMO in Kingston upon Thames?
The national test is the same across England: 5 or more occupants from 2 or more separate households sharing a kitchen, bathroom or toilet need a mandatory licence.
What's the penalty for an unlicensed HMO in Kingston upon Thames?
Letting an unlicensed HMO in Kingston upon Thames can mean a civil penalty of up to £40,000 per offence — the maximum rose from £30,000 on 1 May 2026 under the Renters' Rights Act 2025 — plus a Rent Repayment Order of up to 2 years' rent and a criminal record.
Where do I apply for an HMO licence in Kingston upon Thames?
HMO licence applications in Kingston upon Thames are handled by Royal Borough of Kingston upon Thames. Use the official scheme links above for the current rules and the application route.

Referencing tenants for your Kingston upon Thames HMO?

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HMO licensing in other councils

Compare Kingston upon Thames with other areas we track.

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Disclaimer: This page is an indicative guide based on publicly announced Kingston upon Thames schemes and the Housing Act 2004 standard test. It is not legal advice. Council schemes change frequently — always confirm the current position with Royal Borough of Kingston upon Thames before letting or applying for a licence.