Tenants in England living in shared houses, houses in multiple occupation (HMOs) or as lodgers often hear about selective licensing but may be unsure what it means for day-to-day living. This guide explains in plain language how local councils use selective licensing, when a landlord or shared house may need a licence, and what practical steps tenants can take if standards slip, rents increase, or a licence is refused or withdrawn. It covers how licences interact with repairs, safety, deposits and common possession routes, and points you to the exact official forms and the tribunal that hears disputes. After reading, you should know how to report problems, what evidence to collect, and how to start a formal challenge in England.
What is selective licensing?
Selective licensing is a local council scheme requiring landlords to hold a licence to rent certain private properties in defined areas. Councils say the scheme is used to raise management standards and tackle anti-social behaviour; tenants can check whether their street is in a scheme and read official guidance on how schemes work selective licensing guidance[1].
How selective licensing affects shared houses, HMOs and lodgers
Some shared houses and HMOs already need mandatory HMO licences because of the number of occupants or their size, while selective licensing can cover other privately rented properties in an area. Lodgers who share living space with a homeowner are often outside licence schemes, but tenants in a house with multiple non-related occupants should check both HMO and selective rules. Key national landlord responsibilities remain set by law, including duties on repairs and safety under England&Wales statutes such as the Housing Act 1988 and related regulations[3].
- Call your local council housing team to ask if the property is in a selective licensing area and how enforcement works.
- Keep dated photos, messages and repair logs for shared areas and safety issues as evidence.
- Submit complaints or requests for inspection using your council's housing complaint form and keep a copy of the submission.
- If you face eviction or licence-related disputes, note timelines and consider applying to the First-tier Tribunal (Property Chamber) for a decision.
Official forms you may need
Below are the main official documents tenants may encounter. Each item states the form name, when you might see it, and a practical tenant example.
- Section 21 notice (no single prescribed universal PDF for every case) — used by landlords to start a no-fault possession claim in many assured shorthold tenancies; if your landlord serves a Section 21, check whether they complied with deposit protection and licence requirements before acting, and seek advice if unsure.
- Possession claim form (N5) — court form used to start proceedings for possession, including following a Section 21 notice; a tenant example: if you receive a possession claim, you can read the N5 details and prepare a response or seek legal help possession claim form N5[4].
- First-tier Tribunal (Property Chamber) application guidance — tenants use tribunal procedures to challenge licence conditions, retaliatory eviction or to seek orders; practical example: apply to the Tribunal if a council or landlord decision on licence conditions affects your safety or legal rights, see the tribunal page for forms and process First-tier Tribunal (Property Chamber)[2].
What tenants can do next
If you suspect a problem with selective licensing or shared-house management, follow a clear sequence: check whether your address sits in a scheme, document the issue with dates and photos, report it to the council, and consider tribunal or court options only after confirming your landlord has had the chance to remedy problems. Below is a simple action checklist.
- Check the council's selective licensing map and any published conditions for the area within a few days of discovering a problem.
- Collect evidence: dated photos, messages about repairs and copies of rent receipts or tenancy pages.
- File a formal complaint with the council's housing enforcement team and keep proof of submission.
- If the landlord does not act, consider applying to the First-tier Tribunal (Property Chamber) or get free tenant advice before pursuing claims.
FAQ
- Do landlords always need a selective licence to rent out a room in a shared house?
- Not always; selective licensing depends on the local area and council decision. Mandatory HMO licensing can also apply when the property meets HMO criteria, so check both the council scheme details and HMO rules.
- Can a selective licence change my rent or tenancy terms?
- A licence itself does not automatically change a tenancy contract or set rent, but licence conditions can affect management standards. If a landlord seeks to change your contract or increase rent, normal tenancy and notice rules apply.
- How do I challenge a council or landlord decision about a licence?
- Start by asking the council for a written decision and grounds, keep evidence, and follow council appeal or review procedures; you may then apply to the First-tier Tribunal (Property Chamber) or seek legal advice.
How-To
- Check whether your property is in a selective licensing scheme by searching your local council website and note the scheme name and conditions.
- Gather evidence: dated photos of issues, copies of messages to the landlord and receipts for any payments related to repairs.
- Report the problem to the council's housing enforcement team using their online complaint form and save confirmation of submission.
- If the council or landlord decision does not resolve the issue, apply to the First-tier Tribunal (Property Chamber) or obtain specialist tenant advice within the stated timeframes.
Help and Support / Resources
- Selective licensing guidance - GOV.UK
- Evicting a tenant: notices and forms - GOV.UK
- First-tier Tribunal (Property Chamber) - GOV.UK
