Do I need an HMO licence in Medway?

For now, only the national mandatory HMO licence is confirmed in Medway: you need one if you let to 5 or more people from 2 or more households who share a kitchen, bathroom or toilet. Medway also has 1 scheme on our register that is approved or proposed but not confirmed as in force yet, so check the dates above — smaller HMOs may need a licence once it starts.

How many tenants make a property an HMO in Medway?

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. Medway's approved or proposed scheme(s) could set a lower threshold once in force — see the dates above.

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

Letting an unlicensed HMO in Medway 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 Medway?

HMO licence applications in Medway are handled by Medway Council. Use the official scheme links above for the current rules and the application route.

Medway HMO licensing guide

Medway HMO licence — do you need one?

You need a mandatory HMO licence in Medway if 5 or more people from 2 or more households share a kitchen, bathroom or toilet. Medway has extra licensing approved or proposed but not in force yet (dates below). Medway Council sets the fee, so check its website before you apply. Apply to Medway Council using the official links below.

Which licence do you need in Medway?

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

Active and upcoming schemes

Sourced from Medway announcements and tracked by our weekly scanner. Last checked 27 October 2026. Always verify directly with the council before applying.

SelectiveEffective: 4 January 2027

Selective Licensing and Additional HMO Licensing Schemes — Approved, Live from 4 January 2027

Medway Council approved both a selective licensing scheme (covering 7 wards including Chatham Central & Brompton, Fort Pitt, Gillingham North, Gillingham South, Luton, Strood North & Frindsbury, and Watling) and an additional HMO licensing scheme (covering 6 of those wards) at its committee meeting on 22 September 2026. Both schemes come into force on 4 January 2027.

Read the original announcement →

ConsultationEffective: Consultation opened 23 March 2026; closed 31 May 2026

Proposed Additional HMO Licensing and Selective Licensing — Multiple Wards Consultation

Medway launched a public consultation on 23 March 2026 (documents updated for accessibility on 21 April 2026) on proposals to introduce both additional HMO licensing for smaller shared houses and selective licensing for privately rented homes (excluding HMOs) in specified wards. The consultation closed on 31 May 2026, with final proposals due to go to Cabinet in summer 2026.

Read the original announcement →

National mandatory HMO rules (apply everywhere in England)

Regardless of any Medway-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 Medway — FAQ

Do I need an HMO licence in Medway?: For now, only the national mandatory HMO licence is confirmed in Medway: you need one if you let to 5 or more people from 2 or more households who share a kitchen, bathroom or toilet. Medway also has 1 scheme on our register that is approved or proposed but not confirmed as in force yet, so check the dates above — smaller HMOs may need a licence once it starts.
Which property licensing schemes are active in Medway?: Medway has no extra licensing scheme confirmed as in force on our register yet. Approved or proposed, but not confirmed as in force yet: Selective Licensing and Additional HMO Licensing Schemes — Approved, Live from 4 January 2027 (from 4 January 2027). Check the scheme details and council links above against your property's address.
How many tenants make a property an HMO in Medway?: 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. Medway's approved or proposed scheme(s) could set a lower threshold once in force — see the dates above.
What's the penalty for an unlicensed HMO in Medway?: Letting an unlicensed HMO in Medway 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 Medway?: HMO licence applications in Medway are handled by Medway Council. 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 Medway schemes and the Housing Act 2004 standard test. It is not legal advice. Council schemes change frequently — always confirm the current position with Medway Council before letting or applying for a licence.