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Ive cant seem to find the answer to this.
When do you apply for a licence for a HMO?
If you have an empty property which meets all the current spec to be a HMO but there isnt currently any tenants, when do you apply for a licence?
Do you wait until you have tenants in place and then apply for the licence, or do you apply for the licence first and then when you are awarded it then start to let it out?
If you had a 5 bedroom 3 storey house:
The mandatory licence is for a HMO of 3 storey or more, and is occupied by five or more persons.......
So until you had 5 persons renting in a 3 storey house in theory it wouldnt need a licence. If thats the case, do you apply for a licence beforehand with the idea of renting out all 5, or do you wait until all 5 are let and then apply?
The additional licencing can then reduce this to 3 or more unrelated people sharing. So the same question as above would be if this is the case and there is additional licencing do you apply for the licence first, or wait until you have 3 people renting the property and then apply?
Ive seen quite a few refurbishments on here and youtube of some larger houses, and commercial developments done specifically to be HMOs of 9-11 bedrooms. At what stage would the licence on these be applied for?
Good question! The answer is that you need to submit an application by the time the property becomes licensable to remain compliant.
Richard Tacagni MCIEH CEnvH
London Property Licensing
This information is intended as general advice and guidance. It is not legal advice and should not be taken or relied upon as such. No liability can be accepted for any reliance on the information published in this response. You may wish to obtain independent legal advice.
Thanks for the reply Richard.
Thats sort of what i thought.
So that means if there is additional licencing then the application needs to be applied for when there is 3 people living there. If no additional licencing then it needs to be applied for when 5 people living there.
I assume you are also abiding by the law to apply when needed rather than having to apply before its needed.
Do people generally do this, or just apply before its let? The licence is for 5 years and so it would be an advantage to only apply when needed.
Theres not much more I can add. My advice would be to complete and return the licence application form when the property is ready to let. If you need any help, let me know.
When the new Housing and Planning Act 2016 powers are implemented later this year, landlords will face a civil penalty of up to £30,000 if they are found to be letting out a licensable property without a licence, without the council having to prosecute first. It's not worth taking any risks with compliance.
If you are intending to fully let it, just apply for it now. Its a 5-year licence so you are only saving a few ££ by waiting? Once you have applied and they have issued you with a receipt for payment, thats you covered. They can take ages to come out to inspect (years in some cases)
are you saying that once you have applied and they have cashed the money then you are covered and they could take ages to issue an actual licence,
or are you saying that once they have cashed the money and issued a licence then you are covered and they could take ages to actually come out and inspect it?
what could take ages, the actual licence itself or an inspection after a licence has been issued?
The inspection can take a very long time, when the 2004 Housing Act came in a number of my properties went well in excess of 12 years between inspections (i.e. they were inspected in the 90s and then not looked at again until the late noughties). They were registered (it was pre licencing), but were ported from the LA scheme to the Govt scheme and the LA prioritised inspecting the unlicensed properties. That won't happen now - unless the Govt. brings in new widespread licensing, in which case we will be back to 2004 - legislation that LA don't have the resources to enforce, or even monitor, but that is for the future.
you get the license pretty quickly after applying regardless of when they come to inspect it. You dont think they actually care about the condition do you? They just want their money and you get your license. Its about the money for them, a good way for the council to make some extra income. You will get checked maybe a year or 2 later, takes about 30 mins. SO yeh, 30 minutes for around 700 pounds. Totally reasonable and definatly not about making the council money, infact they dont even like money HONEST, and the world is square, and and bradford is a nice place, im serious! ahahaaha
But in all seriousness, bradford is great, its the people that really make it the place it is.
No, stop it now, joking aside, the citizens of bradford are the most respectable and nice people ever.
Seriously now, some areas in bradford are hot! like this prime location in bradford postcode BD3, this is where to buy at the momment, (pic taken this morning)