Do I Need a Property Licence in Lewisham?

If you let a residential property in Lewisham, the answer is almost certainly yes. The borough runs three licensing schemes simultaneously, and between them they cover most privately rented homes. The scheme that applies to your property depends on two things: how many people live there and where it is.

The Decision Sequence

Work through these steps in order. The first match is your licensing route.

Step 1 — Is the property in Lewisham? Confirm the address falls within the London Borough of Lewisham using the council's GIS address checker. Boundary streets near neighbouring boroughs (Greenwich, Bromley, Southwark) can be ambiguous.

Step 2 — How many occupants and households? Count every individual living in the property, then determine how many separate households they form. Family members (partners, parents, children, siblings) count as one household. Unrelated individuals — friends, colleagues, students — each form a separate household.

Step 3 — Match the occupancy to a scheme:

Step 4 — If selective, check the ward. Properties in Blackheath or Telegraph Hill are outside the selective licensing area. All other 16 wards are covered. Use the council's address checker — the boundaries follow the pre-May 2022 ward map.

Common Situations

"I rent to a couple." A couple is one household. If they are the only occupants, the property falls under selective licensing in a designated ward.

"I have three student tenants sharing." Three unrelated individuals form three households. That triggers additional HMO licensing, regardless of the ward — it applies borough-wide.

"I let to a family of five." Five people from one household is still a single household. Selective licensing applies if the property is in a designated ward. Mandatory HMO licensing only kicks in at five or more people from two or more households.

"I live in the property and rent rooms." Resident landlords with one or two lodgers are exempt under Schedule 14 of the Housing Act 2004. Three or more lodgers sharing facilities with you triggers additional HMO licensing.

"My flat is in a converted building." Individual flats are assessed on their own occupancy. A flat let to a single household in a designated ward needs a selective licence. A flat let to three unrelated sharers needs an additional HMO licence. The building itself — if it is a Section 257 converted block — is excluded from Lewisham's additional HMO scheme, but the individual units are not.

Exemptions

Some properties are exempt from all three schemes:

• Properties managed by a registered social housing provider
• Properties where the occupier is a family member of the freeholder and no rent is charged
• Properties subject to certain types of tenancy or occupation that fall under Schedule 14

A Temporary Exemption Notice (TEN) grants a three-month window if you are actively taking steps to make the property no longer licensable — for example, completing a sale or reducing occupancy. A TEN is not a tool for delaying an application.

The Cost of Getting It Wrong

Operating without a licence when one is required is a criminal offence. Under the Renters' Rights Act framework, civil penalties can reach £40,000 for serious or repeat contraventions. Rent repayment orders can cover up to 12 months of rent under the existing framework, extending to 24 months under the Renters' Rights Act 2025 framework. The Act phases out Section 21 evictions, and licensing status continues to affect a landlord's ability to recover possession under the applicable rules.

The Lewisham Landlord Licensing Guide walks through each scheme in detail — the address check, application process, documents, fees and ongoing conditions — so you can confirm exactly which licence applies and get it submitted.

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