Barnet HMO Licence Fees 2026: Stage 1, Stage 2 and Discounts Explained
Barnet Council splits every HMO licence fee into two payments collected at different points in the process. Misunderstanding the split is one of the easiest ways to blow a budget or lose money on a rejected application. Here is exactly what each stage costs as of January 2026.
The Two-Stage Fee Structure
| Application type | Stage 1 (application) | Stage 2 (inspection) | Total |
|---|---|---|---|
| New HMO licence (up to 5 units, 5-year term) | £1,061 | £811 | £1,872 |
| Renewal (up to 5 units, 5-year term) | £866 | £811 | £1,677 |
| New licence (1-year reduced term) | £1,061 | £162 | £1,224 |
| Renewal (1-year reduced term) | £866 | £162 | £1,028 |
Stage 1 covers application processing and is paid when you submit through the online portal. Stage 2 covers the inspection and ongoing enforcement, and is invoiced after the Environmental Health Officer has inspected the property.
Extra Charges
- Additional units of accommodation: £37 for each unit above five units, added to Stage 1.
- Fast-track processing: £200 optional surcharge for expedited handling — paid at Stage 1.
- Change of licence holder: treated as a brand-new application with full fees, because licences cannot be transferred.
- Change of managing agent: free (£0).
The Accreditation Discount
A 10% discount applies to the Stage 1 fee if either the licence holder or the managing agent holds active membership in an approved accreditation body at the time of submission. Approved bodies include LLAS, NRLA, ARLA Propertymark, NALS, RICS and UKALA.
On a standard new application, that discount saves £106.10 off the £1,061 Stage 1 fee. The key constraint: you must claim it when you submit. Barnet does not allow retroactive discount applications, so complete the accreditation course before you log into the portal.
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Refunds Before and After Inspection
Barnet's refund policy depends on whether the property was licensable and what processing or inspection work the council completed. Before inspection, Fee 2 is not charged and a refund is considered. If the property was licensable when you applied and processing work was completed, £365 of Fee 1 is retained. If the property was not licensable and the application was made in error, a full refund is given. The £365 retention does not apply automatically to every incomplete application or rejection.
A complete pre-submission document audit is the cheapest insurance against losing that £365. The Barnet Landlord Licensing Guide includes a fee calculator worksheet and a document checklist calibrated to Barnet's portal requirements.
Selective Licensing Fees (Proposed)
Barnet's proposed selective licensing scheme for ten wards quoted an indicative fee of £910 per property during the June–September 2026 consultation. These fees are not yet in force — the consultation outcome is still under cabinet review. Earlier phased proposals listed £774 (£388 Stage 1 + £386 Stage 2), but those figures are historic and not active either.
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