Camden HMO Licence Conditions and Inspections: What to Expect

Getting your Camden HMO licence granted isn't the end of the process — it's the start of a licence-term compliance obligation. Every licence comes with conditions, and Camden enforces them through inspections with real consequences for non-compliance.

Mandatory Conditions (All Licences)

Schedule 4 of the Housing Act 2004 requires every HMO licence to include certain mandatory conditions. These are the same across all councils in England:

• Produce a current gas safety certificate to the council annually (if the property has gas appliances)
• Keep electrical installations in a safe condition and supply the EICR on demand
• Keep smoke and heat alarms in proper working order
• Supply each occupier with a written statement of the tenancy terms
• Do not allow the property to be occupied by more people than the licence permits

Since 2018, mandatory conditions also enforce national minimum sleeping room sizes: 6.51 m² for one person, 10.22 m² for two, 4.64 m² for a child under 10. Any room below 4.64 m² cannot be used as a bedroom.

Camden's Local Conditions

On top of the mandatory set, Camden attaches discretionary conditions under section 67 of the Housing Act 2004. These vary by property but commonly include:

• Fire safety works — installing or upgrading to a Grade D1/D2 LD2 fire alarm system, fitting FD30S fire doors on all risk rooms, ensuring escape routes are clear
• Kitchen and bathroom ratios — one complete set of kitchen amenities per five occupants, one bathroom with WC and wash-hand basin per five occupants
• Waste management — providing adequate bins and refuse disposal instructions
• Structural works — repairing specific hazards identified during assessment, such as damp, inadequate ventilation, or electrical defects
• Time-limited compliance — some conditions require completion within three to six months of the licence grant

The draft decision notice (Schedule 5 notice) lists every proposed condition before the licence is finalised. You have 14 days from the date of service to submit written representations if you disagree with any term or occupancy limit.

How Inspections Work

Camden's enforcement officers conduct inspections during the five-year licence term, using powers of entry under section 239 of the Housing Act 2004. They must give at least 24 hours' written notice to the occupier and owner before entering.

Inspections assess two things simultaneously:

1. Licence condition compliance — are the specific conditions on your licence being met? Fire alarms tested, room sizes respected, gas certificates current, required works completed?
2. HHSRS assessment — the Housing Health and Safety Rating System evaluates the property for Category 1 and Category 2 hazards under Part 1 of the Act. This is a separate assessment from licensing and can trigger enforcement action even on a fully licensed property.

Camden completed 192 targeted compliance inspections in 2024/2025 — this isn't a theoretical threat.

What to Expect During an Inspection

An enforcement officer will typically:

• Check fire alarm systems are operational and properly maintained
• Verify that fire doors haven't been propped open, removed or damaged
• Measure rooms if there's any question about stated dimensions
• Check that kitchens and bathrooms meet the amenity ratios on the licence
• Look for signs of overcrowding beyond the permitted occupancy
• Assess general property condition — damp, mould, structural integrity, heating, ventilation
• Ask for copies of current gas safety certificates, EICRs, and tenancy agreements

They may photograph any issues found. If everything is in order, you'll hear nothing further until the next scheduled check.

Consequences of Non-Compliance

Breaching a licence condition is an offence under section 72(3) of the Housing Act 2004:

• Criminal prosecution with an unlimited fine on conviction
• Civil penalty notice of up to £40,000 as an alternative to prosecution
• Licence revocation in serious cases — which immediately makes the property unlicensed and exposes you to the full enforcement regime for unlicensed operation

If an inspection uncovers Category 1 hazards (such as severe damp, dangerous structures or excess cold), Camden has a statutory duty to take appropriate enforcement action. This can include an improvement notice or prohibition order, regardless of whether the property is licensed.

Keep a compliance calendar tracking every condition deadline, certificate renewal date and required works completion date. Five years is a long time to rely on memory.

The Camden Landlord Licensing Guide includes a post-grant conditions tracker designed for exactly this purpose — turning your licence schedule into a dated action plan.

See more England guides →