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 or prosecution (which can mean an unlimited fine and a criminal record) — a civil penalty is an alternative to prosecution, not an addition to it. The maximum penalty rose from £30,000 for offences from 1 May 2026, under the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026 (SI 2026/319), made under section 249A of the Housing Act 2004. Tenants (or the council) can also apply for a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).

How much is an HMO licence in Kingston upon Thames?

Royal Borough of Kingston upon Thames charges £1,597 for a first mandatory HMO licence on a 5-bedroom, 5-person HMO (standard fee, no discounts, 5-year licence), checked on the council's own fee schedule on 14 October 2026. Fees change, usually each April, so confirm with the council before you apply. See how this compares with other councils in our HMO licence fees index.

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.

Kingston upon Thames HMO licensing guide

Kingston upon Thames HMO licence — do you need one?

You need a mandatory HMO licence in Kingston upon Thames if 5 or more people from 2 or more households share a kitchen, bathroom or toilet. Kingston upon Thames runs no additional or selective scheme on top. Royal Borough of Kingston upon Thames's standard fee is £1,597 for a 5-bedroom, 5-person HMO. Apply to Royal Borough of Kingston upon Thames using the official links below.

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 22 October 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.
Letting an unlicensed HMO can mean a civil penalty of up to £40,000 (up from £30,000 for offences from 1 May 2026) or prosecution, plus a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).

Run the free HMO checker

Licence fee: £1,597 for a first mandatory HMO licence (5-bedroom, 5-person HMO, standard fee) — council source, checked 14 October 2026. Compare HMO licence fees across 71 councils

Manage the HMO in RentFig — rooms, licensing checks, certificates.

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 or prosecution (which can mean an unlimited fine and a criminal record) — a civil penalty is an alternative to prosecution, not an addition to it. The maximum penalty rose from £30,000 for offences from 1 May 2026, under the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026 (SI 2026/319), made under section 249A of the Housing Act 2004. Tenants (or the council) can also apply for a Rent Repayment Order of up to 2 years' rent for offences from 1 May 2026 (12 months before then).
How much is an HMO licence in Kingston upon Thames?: Royal Borough of Kingston upon Thames charges £1,597 for a first mandatory HMO licence on a 5-bedroom, 5-person HMO (standard fee, no discounts, 5-year licence), checked on the council's own fee schedule on 14 October 2026. Fees change, usually each April, so confirm with the council before you apply. See how this compares with other councils in our HMO licence fees index.
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?

Licensed HMOs mean more tenants to vet. Start with RentFig's tenant reference form — free, no account needed — then run tenant referencing from £9 per tenant: a credit check, or a £19 full reference with Right to Rent. Pay per check, no subscription.

Stay on top of HMO compliance with RentFig

RentFig tracks every HMO licence renewal alongside gas safety, EICR, EPC, fire alarm tests and right-to-rent checks. Email reminders, audit trail, AI assistant on WhatsApp. Free for one property.

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HMO licensing in other councils

Compare Kingston upon Thames with other areas we track.

View all councils we track →

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.