Havering Licence Conditions: What Your Property Licence Requires You to Do

The Licence Comes With Rules

Getting a Havering property licence isn't the end of compliance — it's the start. Every licence is issued with mandatory conditions set by Schedule 4 of the Housing Act 2004, plus additional discretionary conditions imposed by Havering's housing enforcement team. Breaching a condition is an offence; the council may prosecute or impose a civil financial penalty of up to £40,000 under the Housing Act 2004 as amended, effective from 1 May 2026.

Conditions That Apply to Every Licence

These mandatory conditions attach to all Havering property licences — selective, additional HMO, and mandatory HMO:

Gas safety. If the property has a gas supply, you must produce a valid Gas Safety Certificate annually, issued by a Gas Safe registered engineer. The certificate must cover all gas appliances, flues, and pipework. A copy must be provided to existing tenants within 28 days of the annual check and to new tenants before they move in.

Electrical safety. All electrical installations and any landlord-supplied appliances must be kept in safe working order. You must supply an EICR showing "Satisfactory" status to the council within 28 days of a request. If the EICR reveals C1 or C2 defects, remedial work must be completed within 28 days, with documentary proof retained.

Smoke and carbon monoxide alarms. Keep smoke alarms in working order on every storey with a room used wholly or partly as living accommodation and supply a written declaration confirming functionality at the start of each tenancy. Carbon monoxide alarms must be installed in each room used wholly or partly as living accommodation that contains a fixed combustion appliance, except a gas cooker.

Written tenancy terms. Every occupier must receive a clear written statement of the terms of their tenancy — a formal tenancy agreement, not a verbal arrangement.

Anti-social behaviour policy. You must have written procedures in place to prevent, investigate, and address anti-social behaviour by occupants or visitors. This isn't optional for selective licences either — it applies across all three schemes.

Additional Conditions for HMO Licences

Properties licensed under the additional or mandatory HMO schemes carry further conditions:

Occupancy limits. The licence specifies the maximum number of occupants and households permitted. Exceeding these limits is a separate offence carrying its own penalty.

Room size compliance. Sleeping accommodation must meet statutory minimums: 6.51 m² for a single occupant over 10 years old, 10.22 m² for two adults, and 4.64 m² for a child under 10. Any room below 4.64 m² cannot be used for sleeping under any circumstances. Areas below 1.5 metres ceiling height are excluded from the calculation.

Amenity standards. Shared kitchens must provide at least 7.5 m² for up to five occupants (11.5 m² for six to ten). The kitchen needs adequate cooking facilities, sinks, worktops, food storage (0.3 m³ per person), and electrical sockets. Bathrooms and WCs must maintain a ratio of one facility per five occupants.

Common area management. Fire escapes, stairways, lighting, boundary walls, drainage, and waste storage areas must be kept clear, clean, and in good repair. For HMOs, this is governed by the Management of Houses in Multiple Occupation (England) Regulations 2006.

Licence display. HMO licence holders must display a summary of the licence and the manager's contact details in the common hallway.

What Happens When Conditions Are Breached

The council doesn't need to wait for a complaint. Housing enforcement officers carry out both pre-grant inspections and unannounced compliance audits during the licence term, assessing the property against Housing Health and Safety Rating System (HHSRS) standards.

Breaching a licence condition triggers the same enforcement process as operating without a licence: Notice of Intent, 28-day representation period, Final Notice, and a potential First-tier Tribunal appeal. Penalties are calculated per condition breached — a property with multiple failings faces multiple penalties.

Staying Compliant

The licence conditions aren't difficult to meet if you set up a maintenance calendar from day one: annual gas safety renewal, EICR tracking, alarm testing at each tenancy start, and occupancy monitoring.

The Havering Landlord Licensing guide includes a five-year compliance tracker that maps each condition to its renewal cycle and deadline, so nothing expires without warning.

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