London Borough of Lambeth

If you need help understanding the property licensing rules in Lambeth, you have come to the right place! We are experts in housing regulation and have produced this free guide to help you understand the council’s HMO licensing scheme.

If you find that you need a licence for your rented property our support doesn’t end there. We can handle the licence application process and give you expert advice and guidance along the way (read here). If you need any assistance you can contact us here.

We also have a Landlord Suppliers Directory (here) to help you find the goods and services you need in the London area, with new suppliers regularly added.

To help set the scene, the London Borough of Lambeth is in South London covering an area of 10 square miles. It is bordered by the boroughs of Wandsworth to the west, Merton, Croydon and Bromley to the south, Southwark to the east and with the River Thames to the north. According to the 2011 Census about 29% of the housing stock was privately rented which is above the London average of 25% (1 in 4).

Do I need a licence to rent out my property?

You do not need a licence if you rent your property to a single family as Lambeth Council do not operate a selective licensing scheme.

If you rent your property as a House in Multiple Occupation (HMO), the answer is a bit more complicated. Whilst Lambeth Council do not operate an additional licensing scheme, some HMOs do need a licence under the mandatory HMO licensing scheme that applies throughout England.

You will need a mandatory HMO licence if your property meets the standard test, self-contained flat test or converted building test HMO definition in section 254 of the Housing Act 2004 and is occupied by five or more people.

But what are these tests and what does this mean in practice? It means you need a licence for any house or flat that is occupied by five or more people who are not all related and live in the property as their main home. For example, it includes:

  • Shared houses and flats occupied by students and young professionals;
  • Properties converted into bedsits with some shared facilities; and
  • Properties converted into a mixture of self-contained and non self-contained accommodation.

Prior to 1 October 2018, the mandatory HMO licensing scheme only applied to properties that were three or more storeys in height, but that restriction has now been lifted.

The government have decided to exclude purpose built self-contained flats within a block comprising three or more self-contained flats from the mandatory HMO licensing scheme. While this will be good news for some landlords, it does make the licensing scheme far more complicated.

To find out more, you can read our free guide to mandatory HMO licensing (here).

How much does a licence cost?

Lambeth Council charges a standard HMO licence fee of £273 per letting room or bedsit (£267 in 2017/18, £250 in 2016/17).

So that would be £1,365 (£1,335 in 2017/18, £1,250 in 2016/17) for a three storey shared house with five separate lettings. There is a 20% discount for accredited landlords and a 50% discount for registered charities.  

It’s good to see accredited landlords being rewarded in this way and so you may wish to consider joining the London Landlord Accreditation Scheme or another recognised accreditation body.

The fees were correct as of January 2019, but could be subject to change in the future. You can view the fees in full on the council’s website. You will need to click on section 2 – How to apply and fees.

How do I apply for a licence?

Unfortunately, there is no online application system - it’s a bit old fashioned! In March 2015 Lambeth Council told us they are developing an online HMO licence application although when we last checked in January 2019 there was still no sign of it on their website.

In the meantime, you can download the application form, complete it by hand and post it back to the council. The form and accompanying guidance notes can be downloaded from the council’s website. You will need to click on section 2 – How to apply and fees.

Alternatively, you can contact the council and ask them to send you an application pack in the post. It will cut down on your printing costs as the form is 24 pages long.

You will need to submit various supporting documents with your application including gas and electrical certificates, fire alarm and emergency lighting test certificates and a floor plan of your property, so make sure you have got all your paperwork ready.

If you need assistance with your licence application, we can help you. We offer a unique hassle-free, one-stop-shop service to handle your licence application from start to finish and all for a fixed fee. As part of the service, we carry out an inspection of your property and provide expert advice on compliance. You can find out more about our licence application handling service here.

You can also find other companies offering a licence application handling service in our Landlord Suppliers Directory (here).

Are there any standards I need to comply with?

Yes, Lambeth Council published a revised set of HMO standards in April 2016. They have separate standards covering shared houses, bedsits, self-contained converted flats and hostels. You can view all the standards on the council’s website. You will need to click on section 2.

The standards cover a range of issues such as kitchen, bathroom and toilet facilities, room sizes, fire precautions, heating, lighting and ventilation. 

It is important to note that new absolute minimum bedroom sizes for licensed HMOs have been introduced for HMO licence applications approved on or after 1 October 2018:

  • 4.64m2 for a child under 10 years old
  • 6.51m2 for one person over 10 years old
  • 10.22m2 for two people over 10 years old

The council can still ask for larger minimum sizes. These new minimum sizes apply throughout England to HMOs licensed under a mandatory HMO or additional licensing scheme.

How many properties has the Council licensed?

In March 2015, Lambeth Council had licensed 359 HMOs. By May 2016, the figure had increased to 416 and by February 2017, it had risen to 444 and by October 2018 it had risen to 468.

The council keeps a public register of licensed HMOs that can be viewed on the council’s website. You will need to click on section 5 - HMO Register. It is sometimes a few months out of date and so you may need to contact them direct if you want to view the current version.

Are there lots of unlicensed properties still out there?

Possibly. In March 2015, Lambeth Council told us they thought there could be about 600 properties that need a licence under the mandatory HMO licensing scheme. So that suggests there could still be about 150 unlicensed HMOs out there.

If you are the landlord of one of those properties, its important you act now and get your property licensed to avoid facing the consequences.

What happens if I don't get a licence?

Ignore the law and you could pay a heavy price. You risk being prosecuted by the council and if found guilty you could get a criminal record, be fined an unlimited amount and ordered to pay court costs and a victim surcharge.

Alternatively, the council can issue you with a civil penalty notice of up to £30,000 for not having the correct licence without any warning being given, so this is really serious stuff.  

You could also be subject to a Rent Repayment Order and may have to repay up to 12 months rental income.

Whilst the property is unlicensed, you can’t use a Notice of Seeking Possession under Section 21 Housing Act 1988 to evict your tenants. 
And following a successful prosecution, you would probably fail a fit and proper person assessment, making it very difficult for you to obtain a property licence in the future.

Don’t put your livelihood and reputation at risk. Make sure you comply with the law. We can help you get your property licensed! (find out more

Does the Council take much housing enforcement action?

Lambeth Council told us they took eight housing prosecutions in the three year period from April 2011 to March 2014, two in 2014/15, eight in 2015/16 and none in 2016/17, so on average three housing prosecutions a year. 

The council did not obtain any Rent Repayment Orders from the landlords of unlicensed HMOs over the six years from April 2011 to March 2017.

However, in 2013 a group of tenants submitted a Rent Repayment Order application after their landlord was prosecuted for operating an unlicensed HMO. The application was successful and the landlord was ordered to pay £7,625.70 to the tenants. This is based on data published by the Courts and Tribunals Judiciary. 

For all the latest information, you can search for housing prosecutions on the Mayor of London’s ‘Rogue landlord and agent checker’, available here

How many accredited landlords are there?

There are landlord accreditation schemes operated by the London Landlord Accreditation Scheme, the National Landlords Association (NLA) and the Residential Landlords Association (RLA).  

Whilst we don’t have any figures for the NLA or RLA schemes, we have got information about the London Landlord Accreditation Scheme that is supported by all the London Boroughs. In January 2016, they told us there were 820 accredited landlords in Lambeth, which was the second highest out of all London boroughs.

By January 2018, that figure had increased to 1,042, which remains the second highest when compared to all the London boroughs. To find out more about becoming accredited, you can visit the London Landlord Accreditation Scheme website here.

In addition to training and development, accredited landlords are entitled to various benefits, including discounted licensing fees in some boroughs. If you are not already a member, we would encourage you to think about joining! 

Is the Council planning to introduce any new licensing schemes?

Not at the moment, although in March 2015 Lambeth Council told us they were at an early stage of considering evidence that may lead to future proposals.

We will continue to monitor the situation and will let you know if we hear any more news.

Do I need planning permission for my HMO?

You will need planning permission if you are changing your property from a single-family property to a house in multiple occupation (HMO) occupied by more than six people. HMOs occupied by more than six people fall within ‘sui-generis’ use for which planning permission is required. You also need planning permission if you a splitting up a property into smaller self-contained units of accommodation.

For small HMOs, the rules are a bit more complicated. HMOs occupied and shared by between three and six people fall into planning use class C4 whereas single-family properties fall into planning use class C3.

In September 2017, we checked with Lambeth Council and found that there is currently no HMO Article 4 Direction in force and no intention to consult on one in the next 12 months.

This means that you do not need planning permission for a change of use from a single-family property (use class C3) to a small HMO shared by three to six unrelated residents (use class C4), although the situation could change in the future.

Remember that this is only intended as general advice and no liability can be accepted for any reliance upon information provided. We would strongly encourage you to contact the Council’s Planning Department or seek independent legal advice before you start a new HMO development. 

Can you help me find the goods and services I need?

We certainly can. We understand the challenges of being a private landlord and so we have developed a Landlord Suppliers Directory to provide you with access to the goods and services you need. The Directory concentrates on businesses that operate in the London area.

Whether you a looking for a letting agent, want a property inventory for a new tenancy or fire risk assessment, we have got it covered – and far more besides!

As the leading experts in property licensing, we also offer a range of services ourselves. From handling the licence application process to advice on new HMO developments, we can help to ensure your property business remains compliant. If you need assistance, please drop us a line and see if we can help! 

New suppliers are regularly being added and we would encourage you to take a look. Some of our featured listings also contain YouTube videos, helping you to find out more about the business. 

How do I find out more?

You can contact the council at: 

Private Sector Housing Team
Lambeth Council
1st Floor
Blue Star House
234-244 Stockwell Road
London SW9 9SP

Tel:     020 7926 4444

Lambeth News

Lambeth Events

Lambeth Comment

At a Glance

Licence Overview

No additional or selective licensing in Lambeth but the mandatory HMO licensing scheme applies borough wide.

More Information

Contacting the Council

Tel: 020 7926 4444
Weblink: Lambeth HMO licensing

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