Do I need an HMO licence in Lewisham?

Possibly. On top of the national mandatory HMO licence, Lewisham runs 2 additional or selective schemes that can require a licence for smaller HMOs or even single-household rentals. Check the scheme details above against your property's address.

Which property licensing schemes are active in Lewisham?

Lewisham has 2 schemes in force on our register: Lewisham Borough-Wide Additional HMO Licensing (from 5 April 2022 to 4 April 2027); Lewisham Selective Licensing — 16 of 18 wards (from 1 July 2024 (5 years)). Each can require a licence beyond the national mandatory HMO rules. Check the scheme details and council links above against your property's address.

How many tenants make a property an HMO in Lewisham?

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. Lewisham's own scheme(s) can set a lower threshold — see the schemes listed above.

What's the penalty for an unlicensed HMO in Lewisham?

Letting an unlicensed HMO in Lewisham 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).

Where do I apply for an HMO licence in Lewisham?

HMO licence applications in Lewisham are handled by London Borough of Lewisham. Use the official scheme links above for the current rules and the application route.

Lewisham HMO licensing guide

Lewisham HMO licence — do you need one?

You need a mandatory HMO licence in Lewisham if 5 or more people from 2 or more households share a kitchen, bathroom or toilet. Lewisham's 2 licensing schemes can also cover smaller lets (details below). London Borough of Lewisham sets the fee, so check its website before you apply. Apply to London Borough of Lewisham using the official links below.

Which licence do you need in Lewisham?

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-designatedIn force in Lewisham
Selective licensingANY privately rented home in a designated area — including single-family letsIn force in Lewisham · See selective licensing in Lewisham

Active and upcoming schemes

Sourced from Lewisham announcements and tracked by our weekly scanner. Last checked 22 October 2026. Always verify directly with the council before applying.

Additional HMOEffective: 5 April 2022 to 4 April 2027

Lewisham Borough-Wide Additional HMO Licensing

Borough-wide additional licensing covering smaller HMOs (3+ people from 2+ households). Does not apply to Section 257 converted-blocks HMOs.

Read the original announcement →

SelectiveEffective: 1 July 2024 (5 years)

Lewisham Selective Licensing — 16 of 18 wards

Selective licensing covering 16 of Lewisham's 18 wards (excluding only Blackheath and Telegraph Hill). Three designations combined: Brockley, Catford South, Lewisham Central, New Cross, Perry Vale, Rushey Green; Crofton Park, Evelyn, Ladywell, Lee Green, Sydenham; Bellingham, Downham, Forest Hill, Grove Park, Whitefoot.

Read the original announcement →

National mandatory HMO rules (apply everywhere in England)

Regardless of any Lewisham-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).

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HMO licensing in Lewisham — FAQ

Do I need an HMO licence in Lewisham?: Possibly. On top of the national mandatory HMO licence, Lewisham runs 2 additional or selective schemes that can require a licence for smaller HMOs or even single-household rentals. Check the scheme details above against your property's address.
Which property licensing schemes are active in Lewisham?: Lewisham has 2 schemes in force on our register: Lewisham Borough-Wide Additional HMO Licensing (from 5 April 2022 to 4 April 2027); Lewisham Selective Licensing — 16 of 18 wards (from 1 July 2024 (5 years)). Each can require a licence beyond the national mandatory HMO rules. Check the scheme details and council links above against your property's address.
How many tenants make a property an HMO in Lewisham?: 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. Lewisham's own scheme(s) can set a lower threshold — see the schemes listed above.
What's the penalty for an unlicensed HMO in Lewisham?: Letting an unlicensed HMO in Lewisham 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).
Where do I apply for an HMO licence in Lewisham?: HMO licence applications in Lewisham are handled by London Borough of Lewisham. Use the official scheme links above for the current rules and the application route.

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