Barnet HMO Licence Renewal: Timeline, Fees and What Changes
A standard Barnet HMO licence runs for five years. A reduced-term licence — issued when there are outstanding planning issues or management concerns — runs for one year. Both expire on a fixed date printed on the licence document, and neither renews automatically.
When to Submit
Submit your renewal through Barnet's online portal before the exact expiry date on your current licence. A duly made application that remains effective provides a statutory defence to an offence under Section 72(1) of the Housing Act 2004 while it is pending, under Section 72(4). The application does not itself grant or extend the licence.
If the licence expires before a duly made and effective renewal application is in place, the intervening period can expose you to penalties and Rent Repayment Orders. Section 72(4) provides a defence while a duly made application remains effective.
Barnet aims to issue a licence within 12 weeks of receiving a valid application. Use the current licence expiry date and this processing target to plan your renewal.
Renewal Fees vs. New Application Fees
| Type | Stage 1 | Stage 2 | Total |
|---|---|---|---|
| 5-year renewal | £866 | £811 | £1,677 |
| 1-year renewal | £866 | £162 | £1,028 |
| New application (comparison) | £1,061 | £811 | £1,872 |
The Stage 1 fee is lower for renewals (£866 vs. £1,061), saving £195. If you let your licence lapse and then apply as a new applicant, you pay the full new-application rate.
What Documents Do You Need Again?
The same document set as a new application: Gas Safety Certificate (within 12 months), EICR (within 5 years, "Satisfactory"), EPC (minimum E or a valid registered MEES exemption), Fire Alarm Test Certificate, Emergency Lighting Certificate if applicable, PAT Certificate, and a current scaled floor plan. Every certificate must be in date at the point of submission.
If you held accreditation for the original application and it has lapsed, you will lose the 10% Stage 1 discount on renewal.
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What Might Change on Renewal?
The council reviews current property conditions at renewal. If your property now fails to meet updated room-size standards, has an outstanding planning enforcement notice, or has recorded licence condition breaches, the renewal licence may come with additional conditions or reduced occupancy limits.
Properties that received a one-year licence due to planning issues (such as operating under Barnet's Article 4 Direction without C4 permission) will keep receiving one-year licences until the planning breach is resolved.
One-Year Licence Holders: Plan Ahead
If you are on a one-year licence, the renewal cycle is relentless — by the time the licence is granted, you may be only months from the next renewal. Keep all safety certificates on rolling annual renewal and maintain your accreditation continuously.
The Barnet Landlord Licensing Guide includes a licence conditions tracker and renewal timeline to help you submit on time and avoid the gap.
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