To check whether your rental is in a selective licensing area, search your council's website for "selective licensing" or use its postcode checker, and look at its public register of licences. Selective licensing lets councils in England require a licence for privately rented homes in designated areas, not just HMOs. There's no single national map, so the council is the source of truth.
This guide explains how schemes work, how to check your property, what licence conditions typically include, and what to check on your insurance once you're licensed.
What is selective licensing?
Under Part 3 of the Housing Act 2004, a council can designate an area for selective licensing if it's satisfied there are problems such as low housing demand, significant anti-social behaviour, poor property conditions, high levels of migration, high deprivation or high crime. Within the area, most privately rented homes need a licence, whoever lives there.
Designations usually last up to five years and follow public consultation. Councils can renew them.
Selective licensing sits alongside two HMO licensing types under Part 2 of the Act:
Mandatory HMO licensing for HMOs with five or more people from two or more households sharing facilities, anywhere in England.
Additional licensing, where a council requires licences for smaller HMOs in its area.
A property can fall under one, more than one, or none of these. If you let rooms, see our page on HMO landlord insurance.
How to check if your property needs a licence
Search your council's website for "selective licensing", "additional licensing" and "property licensing".
Use the postcode or map checker if the council has one.
Look at the public register. Councils must keep a public register of licences under section 232 of the Housing Act 2004. We've catalogued the registers for 295 English councils (Meshed research, last verified August 2026). There's no national register.
Check for upcoming schemes. Consultations often run months before a scheme starts.
Ask the council if you're unsure. Get the answer in writing.
Check again whenever a scheme is renewed or extended, as boundaries can change.
Applying for a licence
Councils set their own process and fees. You'll typically need:
details of the licence holder and any manager,
gas safety record, EICR and EPC,
smoke and carbon monoxide alarm details,
the tenancy agreement and how you manage the property,
confirmation you're a "fit and proper person".
Licences usually last up to five years, or until the scheme ends.
Typical licence conditions
Conditions vary by council, but often include:
keeping a current gas safety record and EICR,
smoke and CO alarms,
safe furniture and appliances,
tenant references,
dealing with anti-social behaviour,
maximum occupancy,
giving tenants a written statement of terms,
notifying the council of changes.
Read the conditions carefully. They're legally binding.
What happens if you don't license
Operating an unlicensed property that needs a licence is an offence. Councils can prosecute or impose civil penalties, and tenants or the council can apply for a rent repayment order. Unlicensed properties can also make possession harder. Check your council's enforcement policy for details.
Licensing and the Renters' Rights Act
The Renters' Rights Act 2025 doesn't replace licensing. From 15 December 2026, landlords will also need to register on the new private rented sector database, region by region, and you'll be asked for your licence details when you register. See our PRS database guide and our landlord safety certificates checklist.
Insurance after licensing
Keep this short but don't skip it. Licensing changes what you've told the council about the property, and your policy should match. Check:
the number of occupants and households,
whether it's described as an HMO,
that the licence holder and policyholder are consistent,
that any licence conditions don't conflict with policy conditions.
We explain the common gaps in our guide to the landlord licence and insurance mismatch.
Additional licensing for smaller HMOs
Additional licensing extends HMO licensing to smaller shared houses that wouldn't need a mandatory licence, such as three or four people from two or more households. A council can designate all or part of its area. If you let rooms, check additional licensing as well as selective licensing, because a property can fall under either. Conditions often include fire safety, room sizes and amenities.
Keeping your licence
A licence is not a one-off. You'll usually need to:
tell the council about changes, such as a new manager or a change of occupancy,
keep gas, electrical and alarm checks current,
deal with tenant complaints and anti-social behaviour as the conditions require,
allow inspections,
apply again when the licence or the scheme ends.
Keep a copy of the licence and conditions with your other property documents. See our gas safety certificate guide, EICR guide and EPC C 2030 guide.
Licensing when you have several properties
If you own properties in different council areas, each council's scheme applies separately. Keep a list of every property, its council, whether it needs a licence and the expiry date. Our research catalogued 295 councils' public registers, but schemes start, end and change regularly, so check each council directly.
Licensing and your mortgage
Some buy-to-let mortgages restrict HMOs or require lender consent for certain types of let. If a licence changes how the property is used, such as more occupants or a switch to room-by-room letting, check your mortgage terms and tell your lender where required.
A licensing checklist
Check your council's selective and additional licensing schemes.
Search the public register for your address.
Apply before letting, or before the scheme starts.
Read and diary the licence conditions.
Keep certificates and alarm tests current.
Make sure your insurance describes the property the same way your licence does.
Diary the licence expiry and the scheme end date.
What councils look for when renewing a scheme
Before renewing a designation, councils review whether the scheme has met its aims, such as improved property conditions or reduced anti-social behaviour, and consult landlords, tenants and residents. If you have views on a scheme, respond to the consultation. Renewal can bring new fees, new conditions or a changed boundary, so read the final designation and diary when your licence needs renewing.
Frequently asked questions
How do I know if I'm in a selective licensing area?
Check your council's website or postcode checker, and its public register of licences. There's no national map.
Does selective licensing apply to all rented homes?
Most privately rented homes in the designated area, with some exemptions. Check the council's scheme.
How long does a licence last?
Usually up to five years, or until the scheme ends.
Is selective licensing the same as HMO licensing?
No. HMO licensing is about shared houses. Selective licensing covers most private lets in an area.
What happens if I don't get a licence?
You could face prosecution or civil penalties, and a rent repayment order.
Does licensing affect my insurance?
It should be consistent with your policy. Check occupancy, HMO status and the policyholder. See our selective licensing insurance page.
Make sure your cover matches your licence
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start with your licensing details.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
