Do I need an HMO licence in Newham?

Possibly. On top of the national mandatory HMO licence, Newham 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 Newham?

Newham currently has 2 schemes on our register: Newham Borough-Wide Additional HMO Licensing (from 1 January 2023 to 31 December 2027); Newham Borough-Wide Selective Licensing (from 1 June 2023 to 31 May 2028). 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 Newham?

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

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

Letting an unlicensed HMO in Newham can mean a civil penalty of up to £30,000 per offence, a Rent Repayment Order of up to 12 months' rent, and a criminal record.

Where do I apply for an HMO licence in Newham?

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

Newham HMO licensing guide

Newham HMO licence — do you need one?

Newham has 2 licensing schemes on our register, on top of the national mandatory HMO rules. This page summarises the active and upcoming schemes, links to the council source, and explains what you need to do as a landlord.

Active and upcoming schemes

Sourced from Newham announcements and tracked by our weekly scanner. Last checked 13 July 2026. Always verify directly with the council before applying.

Additional HMOEffective: 1 January 2023 to 31 December 2027

Newham Borough-Wide Additional HMO Licensing

Borough-wide additional HMO licensing excluding only Royal Victoria and Stratford Olympic Park wards.

Read the original announcement →

SelectiveEffective: 1 June 2023 to 31 May 2028

Newham Borough-Wide Selective Licensing

Borough-wide selective licensing excluding only Royal Victoria and Stratford Olympic Park wards. Covers more than 20 wards across the borough.

Read the original announcement →

National mandatory HMO rules (apply everywhere in England)

Regardless of any Newham-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 £30,000, Rent Repayment Orders (up to 12 months' rent).

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HMO licensing in Newham — FAQ

Do I need an HMO licence in Newham?: Possibly. On top of the national mandatory HMO licence, Newham 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 Newham?: Newham currently has 2 schemes on our register: Newham Borough-Wide Additional HMO Licensing (from 1 January 2023 to 31 December 2027); Newham Borough-Wide Selective Licensing (from 1 June 2023 to 31 May 2028). 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 Newham?: 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. Newham's own scheme(s) can set a lower threshold — see the schemes listed above.
What's the penalty for an unlicensed HMO in Newham?: Letting an unlicensed HMO in Newham can mean a civil penalty of up to £30,000 per offence, a Rent Repayment Order of up to 12 months' rent, and a criminal record.
Where do I apply for an HMO licence in Newham?: HMO licence applications in Newham are handled by London Borough of Newham. Use the official scheme links above for the current rules and the application route.

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HMO licensing in other councils

Compare Newham with other areas we track.

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Disclaimer: This page is an indicative guide based on publicly announced Newham 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 Newham before letting or applying for a licence.