HMO Licence Birmingham: Fees, Application, and Local Requirements
Birmingham operates three licensing schemes simultaneously — mandatory HMO, additional HMO, and selective — making it one of the most comprehensively licensed cities in England. If you rent out any residential property in Birmingham, there is a good chance it needs a licence.
Which Licence Does Your Property Need?
Mandatory HMO licence — applies citywide to any property occupied by five or more persons forming two or more separate households who share basic amenities, or where one or more basic amenities are lacking. This is the national scheme under Part 2 of the Housing Act 2004, and Birmingham enforces it across every ward.
Additional HMO licence — Birmingham City Council designated a citywide additional licensing scheme that commenced on 5 June 2023. This captures smaller HMOs that fall below the mandatory threshold: properties occupied by three or four people from two or more households who share facilities. It also covers Section 257 HMOs — converted buildings that do not meet the Building Regulations standard.
Selective licence — the selective licensing scheme, also commencing 5 June 2023, covers 25 designated wards. If your property is a single-let (one household) in one of those wards, it still needs a licence. Check your postcode against the council's ward boundary map to confirm.
The schemes operate in a strict hierarchy: a property that qualifies for a mandatory HMO licence gets the mandatory licence, not an additional one. A three-person HMO in a selective ward gets an additional HMO licence, not a selective one. You cannot hold two licences for the same property.
Birmingham HMO Fees
Birmingham's mandatory HMO licence fee is approximately £1,100 for a five-year licence, split into the Part A/Part B structure required by the Hemming ruling. The Part A administration fee is paid on submission and is non-refundable. The Part B enforcement fee is invoiced once the council decides to grant the licence.
The additional HMO licence is £755 as a flat fee. The selective licence is £700 total, also split Part A/Part B.
Birmingham offers discounts for NRLA members and landlords enrolled in the council's MAPS (Midlands Accredited Property Scheme) accreditation programme.
| Licence Type | Total Fee | Discount Available |
|---|---|---|
| Mandatory HMO | ~£1,100 | NRLA / MAPS accreditation |
| Additional HMO | £755 | Not listed |
| Selective | £700 | Not listed |
The Application Process
Birmingham uses the Jadu Portal for all licensing applications. You apply online through the council's property licensing pages, create an account, and submit the application with all supporting documents.
Birmingham is strict about completeness at submission. The portal expects you to upload these documents before the application can proceed:
- Gas Safety Certificate (CP12) — dated within the past 12 months
- Electrical Installation Condition Report (EICR) — satisfactory outcome, within five years
- Energy Performance Certificate (EPC) — rated E or above
- Fire Risk Assessment — reviewed within the past 12 months
- Measured floor plans showing room dimensions in square metres
- Proof of title (Land Registry Official Copy)
- Tenancy agreements for current occupants
Missing even one document can result in the application being marked as invalid. If you do not supply the missing items within the council's deadline (typically 21–28 days), the application is deemed withdrawn and you forfeit the Part A fee.
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Birmingham Article 4 Direction
Birmingham has a citywide Article 4 Direction that removes permitted development rights for converting a dwelling (Use Class C3) to a small HMO (Use Class C4). If you are converting a single-family home into a shared house for three to six unrelated occupants, you need planning permission as well as the property licence.
Having a licence does not satisfy the planning requirement, and having planning permission does not satisfy the licensing requirement. They are separate legal obligations.
Fit and Proper Person Check
Birmingham applies the standard fit and proper person test under Section 66 of the Housing Act 2004. The council checks whether the proposed licence holder and property manager have any relevant criminal convictions, housing-related offences, or previous licence refusals. If you are applying as a limited company, the check applies to all directors.
What Birmingham Inspects
The council carries out property inspections during the licence period, focusing on:
- Room sizes against statutory minimums (6.51 m² single, 10.22 m² double)
- Fire detection and escape route compliance
- Kitchen and bathroom amenity ratios for the number of occupants
- General condition of communal areas
- Compliance with licence conditions
If the inspection reveals issues, the council issues an improvement notice with a deadline. Serious breaches — blocked fire escapes, dangerous electrical installations, undersized rooms being used as bedrooms — can result in immediate enforcement action.
Getting Your Application Right
The biggest risk with a Birmingham HMO application is the completeness gate at the portal. Get every document ready before you start filling in the online form, check that each certificate shows the correct property address, and confirm no certificates will expire during the council's processing window (typically 6–12 weeks).
Our HMO Licensing Guide for England covers the Birmingham application process alongside the national framework, with a document tracker and fee planner designed for the two-part fee structure.
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