Do I need a selective licence in Lewisham?

If your property is privately rented and sits inside one of Lewisham's designated areas, yes — regardless of its size or how many tenants live there. Selective licensing applies to ordinary single-family lets, not just HMOs. Check your exact address against the council's designation map, because these schemes are usually drawn to named wards or streets rather than the whole borough.

Which selective licensing schemes are active in Lewisham?

Lewisham has one selective scheme on our register: Lewisham Selective Licensing — 16 of 18 wards (from 1 July 2024 (5 years)). Each covers a defined area — follow the council links above for the current boundary and application route.

What happens if I let an unlicensed property in Lewisham?

It is an offence under section 95(1) of the Housing Act 2004. London Borough of Lewisham can prosecute or impose a civil penalty instead — the maximum rose to £40,000 on 1 May 2026 under the Renters' Rights Act 2025, with government guidance suggesting a starting point around £12,000 before aggravating factors. Your tenants or the council can also apply for a Rent Repayment Order of up to 2 years' rent.

Does a selective licence replace an HMO licence in Lewisham?

No. They are separate regimes. If your Lewisham property meets the HMO test it needs an HMO licence under Part 2 of the Housing Act 2004; a property already licensed as an HMO is normally exempt from the selective scheme rather than needing both. If you are unsure which applies, check the HMO position first.

Where do I apply for a selective licence in Lewisham?

Applications are handled by London Borough of Lewisham. Use the official scheme links above for the current fees, conditions and application form.

Lewisham selective licensing

Selective licensing in Lewisham

Lewisham runs 1 selective licensing scheme on our register. Inside a designated area every privately rented home needs a licence — including an ordinary house or flat let to a single family, with no HMO involved.

Which licence do you need in Lewisham?

England runs three separate regimes. More than one can apply to the same property.

Mandatory HMO licence5 or more occupants from 2+ households sharing a kitchen, bathroom or toiletApplies everywhere in England · See HMO licensing in Lewisham
Additional HMO licensingSmaller HMOs the national rules miss — council-designatedIn force in Lewisham
Selective licensingExplained on this pageANY privately rented home in a designated area — including single-family letsIn force in Lewisham

Lewisham schemes on our register

Sourced from London Borough of Lewisham announcements and tracked by our weekly scanner. Last checked 31 August 2026. Always verify the boundary and fees directly with the council before applying.

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 council's announcement →

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 in Lewisham — FAQ

Do I need a selective licence in Lewisham?: If your property is privately rented and sits inside one of Lewisham's designated areas, yes — regardless of its size or how many tenants live there. Selective licensing applies to ordinary single-family lets, not just HMOs. Check your exact address against the council's designation map, because these schemes are usually drawn to named wards or streets rather than the whole borough.
Which selective licensing schemes are active in Lewisham?: Lewisham has one selective scheme on our register: Lewisham Selective Licensing — 16 of 18 wards (from 1 July 2024 (5 years)). Each covers a defined area — follow the council links above for the current boundary and application route.
What happens if I let an unlicensed property in Lewisham?: It is an offence under section 95(1) of the Housing Act 2004. London Borough of Lewisham can prosecute or impose a civil penalty instead — the maximum rose to £40,000 on 1 May 2026 under the Renters' Rights Act 2025, with government guidance suggesting a starting point around £12,000 before aggravating factors. Your tenants or the council can also apply for a Rent Repayment Order of up to 2 years' rent.
Does a selective licence replace an HMO licence in Lewisham?: No. They are separate regimes. If your Lewisham property meets the HMO test it needs an HMO licence under Part 2 of the Housing Act 2004; a property already licensed as an HMO is normally exempt from the selective scheme rather than needing both. If you are unsure which applies, check the HMO position first.
Where do I apply for a selective licence in Lewisham?: Applications are handled by London Borough of Lewisham. Use the official scheme links above for the current fees, conditions and application form.

Not sure whether your property is also an HMO?

If it houses sharers from more than one household, the HMO rules may bite on top of the selective scheme. Run the free HMO checker — no account needed.

Referencing tenants for your Lewisham rental?

Licensed areas come with management conditions, 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.

Track your Lewisham licence renewal

Selective licences run for a fixed term and expire 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.

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Selective licensing in other councils

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Disclaimer: This page is an indicative guide based on publicly announced Lewisham schemes and Part 3 of the Housing Act 2004. It is not legal advice. Designation boundaries and fees change — always confirm the current position with London Borough of Lewisham before letting or applying for a licence.