Barking and Dagenham Landlord Licensing Inspection: What to Expect

You've submitted your licensing application, paid the Part A fee, and uploaded your documents. Now the council wants to inspect the property. Landlords who've never been through an LBBD compliance inspection often don't know what officers actually look at — or how long the visit takes.

When the Inspection Happens

LBBD aims to inspect properties within six months of receiving a valid application. The Private Rented Property Licensing (PRPL) team contacts the licence holder or managing agent to arrange a date. Inspections typically last between 20 minutes and one hour, depending on the property size and whether it's a selective licence (single household) or an HMO with shared facilities.

The inspection requires access to all communal spaces and private units. The PRPL team arranges a date with the licence holder or managing agent; coordinate access with tenants if the property is occupied.

What Officers Check

Council officers follow the Housing Health and Safety Rating System (HHSRS) framework, evaluating 29 categories of hazard across the property. In practice, these are the areas that draw the most attention during LBBD inspections:

Room measurements. Officers measure bedrooms, living spaces, and kitchens against published minimum standards. For HMOs, the statutory minimums are 6.51 m² for a single adult, 10.22 m² for two adults sharing, and 4.64 m² for a child under ten. LBBD also applies local minimums of 8.5 m² for a single bedroom with separate communal kitchen facilities, 14.0 m² for a single bedroom containing internal kitchen facilities, and 18.0 m² for a double bedroom containing internal kitchen facilities. For selective licence properties, officers still assess whether room sizes create a Category 1 hazard under HHSRS (overcrowding and space).

Fire safety. Officers verify working smoke alarms on every storey used as living accommodation and carbon monoxide detectors in rooms with gas or solid-fuel appliances. For HMOs, they also check fire alarm systems, emergency lighting (where fitted), fire doors, and escape routes. They may ask to see your Fire Risk Assessment if the property is an HMO.

Gas and electrical safety. You should have your current Gas Safety Certificate and Electrical Installation Condition Report (EICR) ready for the visit. Officers check that both are valid and that any C1 or C2 defects noted on the EICR have been resolved. If your gas certificate has expired or your EICR shows outstanding urgent defects, expect the inspection to flag these immediately.

Damp, ventilation, and structural issues. Officers look for signs of damp, mould, condensation, and inadequate ventilation — particularly in bathrooms and kitchens without mechanical extraction. They also note any structural defects, broken windows, or unsafe stairs and handrails.

Amenity ratios (HMOs). For additional or mandatory HMO licences, officers assess whether kitchen and bathroom facilities are adequate for the number of occupants. This includes checking cooker points, sinks, worktop space, and the ratio of bathrooms to residents.

How to Prepare

Preparation is straightforward but worth doing properly — a failed inspection delays your Part B payment and potentially costs you your Silver or Gold compliance discount.

Before the inspection date, walk through the property yourself and check that every smoke alarm and CO detector works (press the test buttons), that there are no blocked escape routes, and that communal areas are clean and free of obstructions. Make sure your floor plans match the actual room layout — if you've changed the property since submitting your application (even something as simple as converting a reception room into a bedroom), you need to notify the PRPL team before the inspection.

Have your compliance documents readily accessible: Gas Safety Certificate, EICR, EPC, tenancy agreement, and any fire safety certificates or risk assessments for HMOs. Officers may ask to see originals or digital copies on the day.

What Happens After the Inspection

If the property passes, LBBD issues the Part B payment request. Once you pay Part B, the licence is granted for the standard five-year term. Passing the inspection also qualifies you for the Silver discount (£200 off Part B) — and if you hold a recognised landlord accreditation (such as LLAS or NRLA) and pass the compliance audit, you qualify for the Gold discount (£250 off Part B).

If officers find defects, they share an inspection report detailing what needs remediation. You'll typically get a set period to carry out repairs and provide evidence of completion. Significant hazards — Category 1 findings under HHSRS like unsafe electrics or serious damp — can trigger a formal Improvement Notice separate from the licensing process.

The inspection isn't something to dread. Most issues officers raise are fixable within a few weeks, and knowing what they look for in advance means you can address problems before they even walk through the door.

For the full preparation sequence — from document assembly through inspection to Part B payment — the Barking and Dagenham Landlord Licensing Guide walks through every step with a dated compliance checklist you can work through offline.

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