Ealing HMO Licence Conditions: What the Council Requires After Grant

Getting the licence granted is the beginning, not the end. Every Ealing property licence comes with conditions that run for the full term — typically five years. Breaching them is a separate offence that can attract civil penalties of up to £40,000 per breach since May 2026.

Standard Conditions on All Licences

Ealing attaches a set of standard conditions to every licence, whether selective, additional HMO or mandatory HMO:

Maximum occupancy. The licence specifies the maximum number of people (and often households) allowed to occupy the property. Exceeding it — even temporarily — is a licence condition breach.

Safety certificate renewals. Gas safety certificates must be renewed annually and a copy provided to every tenant. EICRs must remain satisfactory throughout the licence term. If a certificate expires or is invalidated, you must commission a new one and provide a copy to the council.

Tenancy management. You must supply every tenant with a written tenancy agreement, maintain a written tenant referencing policy, and take reasonable steps to prevent anti-social behaviour by occupants and visitors.

Property condition. The property must be kept in a reasonable state of repair. Common parts, escape routes, fire alarms, electrical systems and water installations must be maintained and kept clean and safe.

Additional Conditions for HMO Licences

HMO licences carry heavier conditions:

Room-specific occupancy. The licence may list individual rooms with their maximum occupancy based on measured floor area. If Room 3 is licensed for single occupancy, putting a couple in it breaches the licence.

Fire safety maintenance. Fire doors must remain properly fitted with intumescent strips, smoke seals and working self-closers. Mains-wired interlinked smoke alarms must be tested and maintained. Carbon monoxide alarms must be checked near combustion appliances.

Waste management. You must provide adequate internal and external refuse storage and arrange for regular waste collection. The council may require specific bin provision for larger HMOs.

Schedule of works. If the inspector identifies physical deficiencies during the pre-grant or post-grant inspection — undersized rooms, missing fire doors, inadequate kitchen facilities — the licence will include a schedule of works with strict deadlines. Failing to complete the works within the deadline is a separate breach.

Post-Grant Inspections

Ealing Council conducts risk-based inspections during the licence term. Officers check room measurements, window openings, fire door ratings, alarm systems and escape routes. Tenants must receive at least 24 hours' written notice before a routine inspection.

Separately, officers may identify Category 1 or Category 2 hazards under the Housing Health and Safety Rating System (HHSRS) — dampness, excess cold, electrical hazards, fall risks — and issue improvement notices under Part 1 of the Housing Act 2004.

Licence Variation

If you alter the property layout, change bedroom numbers, switch managing agents or adjust the tenancy structure during the licence term, you must submit a formal licence variation application. Minor administrative changes (contact details) attract no fee. Variations requiring a physical reinspection do.

The Ealing landlord licensing guide includes the full list of standard and HMO-specific licence conditions, a post-grant compliance tracker and a calendar for certificate renewal deadlines across the five-year term.

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