Camden HMO Licence Transfer: Can You Transfer a Licence to a New Owner?

One of the most common misunderstandings among Camden landlords is that an HMO licence travels with the property. It doesn't. A licence is granted to a named licence holder, and that creates complications when properties change hands, agents change, or personal circumstances shift.

Licences Cannot Be Transferred

Under the Housing Act 2004, a property licence is a personal licence granted exclusively to the named licence holder. It cannot be assigned, transferred or passed to another person or entity — not on sale, not on inheritance, not through a company restructure.

When a licensed Camden property is sold, its licence does not transfer to the buyer. The incoming owner must submit a brand new HMO licence application — in their own name, through the online portal, with full fees and full documentation — before or on the day of completion. Operating the property as a licensable HMO after completion without a submitted application is a criminal offence under section 72(1) of the Housing Act 2004.

If you're buying a Camden HMO, factor in both the application fee (£1,570) and the processing time when planning your completion date. Until your own application is duly made, you have no statutory protection.

Changing Your Managing Agent

Switching letting agents or appointing a new property manager is different from a change of licence holder. The licence holder stays the same — you — but the manager named on the licence changes.

For this, you apply to Camden Council for a licence variation under section 69 of the Housing Act 2004. In Camden, administrative variations carry no fee. You'll need to provide the new manager's details and a fit and proper person declaration for them.

Common scenarios that trigger a variation:

• Dismissing your letting agent and self-managing
• Moving from self-management to an agency
• Your current agent's company being acquired or restructured
• Appointing a co-manager or deputy

Changing the Licence Holder's Details

If you (the licence holder) change your correspondence address, update contact details, or need to notify a change in your mortgagee or freeholder, Camden processes these as administrative updates — also at no charge.

But if the person who should be the licence holder changes — say you transfer the property into a limited company, or your spouse takes over ownership — that's not an update. The existing licence must end and the new holder must submit a fresh application.

Increasing Occupancy

If you want to increase the permitted number of occupants above what your licence allows, the council needs to evaluate whether the room sizes and amenity ratios support higher occupancy. This is a variation application, but Camden may require updated floor plans and documentation before agreeing. The room must meet the minimum floor area for the proposed number of occupants (6.51 m² for one person, 10.22 m² for two).

Practical Tips for Property Sales

If you're selling a licensed HMO in Camden:

• Tell your buyer that the licence cannot transfer and they'll need their own application
• Provide copies of the current licence conditions and any outstanding works requirements — the buyer inherits the building condition obligations even though they need a new licence
• Consider timing: the buyer should have their application ready to submit on completion day
• The buyer can pay both Part 1 and Part 2 fees upfront to avoid delays later

The Camden Landlord Licensing Guide covers licence variations, property sale scenarios and the full new-application process in detail.

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