England · updated weekly

Selective licensing areas in England

Selective licensing catches every privately rented home in a designated area — not just HMOs. An ordinary flat let to one family needs a licence if it falls inside the boundary, and letting without one is a criminal offence.

We track 42 selective schemes across 39 councils, each with a link to the council's own announcement. Last checked 31 August 2026.

Councils with selective licensing

Designations are drawn to ward or street boundaries — check the exact address against the council's map before assuming you are outside a scheme.

How selective licensing works (Housing Act 2004, Part 3)

Selective licensing is not about HMOs. A council designates an area — sometimes a few streets, sometimes the whole borough — and from the start date every privately rented home in it needs a licence, including an ordinary house or flat let to a single family. That is the part landlords miss: you can be perfectly outside every HMO rule and still be committing an offence.

  • A designation lasts a maximum of 5 years, then lapses unless the council consults and designates again.
  • Councils must consult for at least 10 weeks before designating, which is why schemes are usually visible months ahead of their start date.
  • A scheme covering more than 20% of the area or more than 20% of its privately rented homes needs the Secretary of State's confirmation. Below that threshold the council can designate on its own authority under the general approval — which is why borough-wide schemes take longer to appear.
  • Grounds for designating include low housing demand, significant anti-social behaviour, poor property conditions, high migration, high deprivation or high crime.

What happens if you don't license

Letting a licensable property without a licence is an offence under section 95(1) of the Housing Act 2004. Councils can prosecute, or impose a civil penalty instead. Since 1 May 2026 the maximum civil penalty is £40,000 (raised from £30,000 by the Renters' Rights Act 2025), with government guidance suggesting a starting point around £12,000 for an unlicensed selectively licensed property before aggravating factors. A Rent Repayment Order can additionally require you to repay up to 2 years' rent.

Note that licensing is enforced independently of the tenancy regime. Since Section 21 was abolished on 1 May 2026 there is no longer a “you can't serve a section 21” consequence — but the financial penalties above are larger than they were, not smaller.

Common exemptions include properties already licensed as HMOs under Part 2, lettings by registered providers of social housing, and certain tenancies granted to family members. Always check the council's own scheme conditions.

Selective licensing — FAQ

What is selective licensing?
Selective licensing is a scheme under Part 3 of the Housing Act 2004 that lets a council designate an area in which every privately rented home needs a licence — regardless of size or how many people live there. It is separate from HMO licensing: a two-bedroom flat let to one family needs a selective licence if it sits inside a designated area.
How is selective licensing different from HMO licensing?
HMO licensing (Part 2 of the Housing Act 2004) is triggered by the property: how many people live there and whether they share facilities. Selective licensing (Part 3) is triggered by the address: if the property is inside a designated area and let privately, it needs a licence. A property can need both, though a home already licensed as an HMO is normally exempt from the selective scheme.
How do I know if my property is in a selective licensing area?
Designations are drawn to specific boundaries — often named wards or streets rather than a whole borough — so you have to check the address, not just the council. Find your council below, read the scheme details and follow the link to the council's own designation map before deciding you are outside it.
What is the penalty for not having a selective licence?
Letting a licensable property without a licence is an offence under section 95(1) of the Housing Act 2004. A council can prosecute, or impose a civil penalty instead — since 1 May 2026 the maximum is £40,000, raised from £30,000 by the Renters' Rights Act 2025. A Rent Repayment Order can also require you to repay up to 2 years' rent.
How long does a selective licensing scheme last?
A designation can run for a maximum of 5 years. Councils must consult for at least 10 weeks before designating, and a scheme covering more than 20% of the area or more than 20% of its private rented homes needs confirmation from the Secretary of State.

Letting in a licensed area? Reference the tenant properly

Licensing schemes exist because of conditions and management standards — and councils look hardest at landlords with problem tenancies. Start with RentFig's free tenant referencing form — no account needed — then add a credit check from £9 per tenant. Pay per check, no subscription.

Never miss a licence renewal

A selective licence runs for a fixed term and expires quietly. RentFig tracks licence renewals alongside gas safety, EICR, EPC and right-to-rent checks, with email reminders and a full audit trail. Free plan for up to 2 tenancies.

Start freeHMO licensing by council

Disclaimer: This page is an indicative guide based on publicly announced council schemes and Part 3 of the Housing Act 2004. It is not legal advice, and our register may not list every scheme in England. Designations change frequently — always confirm the current position and the exact boundary with the council before letting or applying.