Barnet HMO Licence Conditions: What You Must Comply With After the Licence Is Granted

Getting the licence is not the finish line — breaching its conditions is a separate offence carrying the same £40,000 maximum civil penalty as operating without a licence at all. Every Barnet HMO licence comes with statutory mandatory conditions and locally imposed conditions. Here is what they require.

Statutory Mandatory Conditions

These are set by Schedule 4 of the Housing Act 2004 and apply to every HMO licence in England, including Barnet:

• Annual gas safety: if gas is supplied, give the council a certificate obtained within the last 12 months; give each tenant a copy of the record within 28 days of the check under the Gas Safety (Installation and Use) Regulations 1998
• Electrical installation: maintain the electrical installation in a safe condition; an EICR must be current (every five years, "Satisfactory" result)
• Smoke alarms: install and maintain working smoke alarms on every storey used as living accommodation
• Carbon monoxide alarms: install and maintain alarms in any room used as living accommodation that contains a fixed combustion appliance other than a gas cooker (for example, a gas boiler, gas fire or wood burner)
• Occupancy limits: do not allow more people to occupy the property than the number stated on the licence
• Written tenancy terms: provide every tenant with a written statement of the terms of their occupation
• Tenant references: obtain references from prospective tenants before granting a tenancy

Barnet Local Conditions

On top of the statutory conditions, Barnet Council typically adds conditions specific to the property, which may include:

• Waste management: provide adequate bins and a written waste disposal arrangement for the property, ensuring communal areas are kept clear of refuse
• Adherence to room occupancy limits: each bedroom's maximum permitted occupancy is listed on the licence, tied to the room sizes measured during inspection
• Safety certificate renewals: submit updated Gas Safety, EICR, fire alarm and emergency lighting certificates to the council promptly when they are renewed
• Property management standards: maintain structural fixtures, escape routes, water and gas fittings, and common areas in clean and safe condition in line with the Management of Houses in Multiple Occupation (England) Regulations 2006
• Contact details displayed: post the licence holder's name, address and contact number in a visible location within the common parts of the property

Emergency Lighting and Fire Alarm Conditions

Properties with emergency lighting must maintain it to BS 5266 standards with annual testing. Fire alarm systems must be tested annually to BS 5839 Part 6. These are condition requirements that continue through the life of the licence — not just at the point of application.

If your property does not currently have emergency lighting fitted, the inspection may or may not require it depending on the building layout and fire risk assessment. Properties with internal common areas, basement access or multiple floors typically need it.

Consequences of Breaching Conditions

Breach of a licence condition under Section 72(3) of the Housing Act 2004 carries a civil penalty of up to £40,000 per breach. It can also lead to licence revocation, which forces you to reapply with full new-application fees and leaves the property unlicensed in the interim.

Track every condition and its renewal date from the day the licence is granted. The Barnet Landlord Licensing Guide includes a condition tracker worksheet designed for exactly this — one row per condition, with renewal dates and document references.

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