How to Check If Your Landlord Is Licensed in England

If you rent a home in England, it’s important to know if your landlord is required to have a licence and how to check their licensing status. Landlord licensing helps protect renters by ensuring properties are safe and properly managed. This guide breaks down the process, the legal background, and what you can do if your landlord isn’t licensed when they should be.

Understanding Landlord Licensing in England

Licensing aims to make sure homes meet safety and management standards. Councils can require landlords to hold licences for certain properties based on national legislation and local schemes.

• Mandatory licensing: In England, any home used as a large House in Multiple Occupation (HMO)—meaning five or more people from two or more households sharing amenities—must have a licence from the local council.
• Additional or selective licensing: Some local councils run additional schemes covering smaller HMOs or all privately rented homes in certain areas.

Landlord licensing is governed mainly by the Housing Act 2004 and related regulations¹.

Why Does Licensing Matter for Renters?

A licence ensures your landlord meets standards for fire safety, property condition, and management practices. Renting from an unlicensed landlord—when a licence is legally required—puts your deposit, safety, and even tenancy at risk. You also gain stronger protections if your landlord isn’t properly licensed.

How to Check If Your Landlord Is Licensed

There is no single national database, so you’ll need to check with your local council. Here’s how:

• Find your local council: Use the GOV.UK council finder to get your council’s official website.
• Search for property licensing or HMO registers: Most councils provide an online search tool or downloadable list of licensed properties and landlords.
  • Look for pages titled “HMO register”, “property licensing”, or “licensed landlord register”.
• Contact the council directly: If you can’t find the register online, call or email the council’s housing or private renting department. Provide your address and ask if it should be licensed and if it is.

If you think your property should be licensed but isn’t, ask the council for confirmation in writing.

What to Do If Your Landlord Is Not Licensed

Renters have strong rights if their landlord is renting out a property that legally needs a licence but does not have one:

• Rent repayment order (RRO): You may be able to claim up to 12 months’ rent back by applying to the tribunal.
• Protection from eviction: Without a licence, certain evictions (e.g., section 21 notices) may be invalid until the landlord complies.
• Report issues: Contact your council’s housing enforcement or private renting team. The council can order repairs or start enforcement action.

Relevant Official Forms and Processes

• Application for a Rent Repayment Order (Form RRO1)
  If you’ve paid rent while the property should have been licensed but wasn’t, you can apply for a rent repayment order using this form. It’s filed with the First-tier Tribunal (Property Chamber – Residential Property). You’ll need evidence of your tenancy and details of your landlord’s licensing status.
  Official government guidance and forms for Rent Repayment Orders
  Download Form RRO1

The tribunal responsible for residential tenancies in England is the First-tier Tribunal (Property Chamber – Residential Property).

Key Legislation Covering Licensing

• The Housing Act 2004 (especially Parts 2 and 3)
• The Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018

These laws set out when licensing is required and what councils can enforce.

Frequently Asked Questions

1. How do I know if my home needs a landlord licence?
   Your home usually needs a licence if it’s a large HMO (five or more tenants forming more than one household sharing facilities) or if your local council requires licensing for your area or property type. Contact your local council for confirmation.
2. What happens if my landlord isn’t licensed?
   If your landlord lets a property that should be licensed but isn’t, they risk fines and you may be able to claim a rent repayment order. Certain eviction notices may also be invalid.
3. Can I be evicted for reporting my landlord?
   No, you cannot be evicted simply for checking licensing or raising safety issues. Protection is provided under UK law.
4. How do I apply for a rent repayment order?
   Complete the Rent Repayment Order application (Form RRO1) and send it to the First-tier Tribunal with any supporting documents. Official guidance is on the GOV.UK website.
5. What information do I need to check if a property is licensed?
   You will need your address and, if possible, landlord details. Most councils list licensed properties on their websites or can confirm if you contact them directly.

Conclusion: What Renters Should Remember

• Always check with your local council to see if your home should be, and is, licensed.
• Licensing keeps you safer and provides legal protections, including the ability to reclaim rent if your landlord isn’t following the law.
• If unsure about your rights or next steps, reputable official and council support services are available to help.

Staying informed and proactive about landlord licensing ensures you’re protected in your home.

Need Help? Resources for Renters

• Shelter England: How to Complain About Your Landlord
• GOV.UK: Private Renting Guidance
• Find Your Local Council in England (for property licensing queries or complaints)
• First-tier Tribunal (Property Chamber – Residential Property)

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1. Housing Act 2004 (legislation.gov.uk)
2. Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018

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