HMO Licence Document Checklist for England

Submitting an incomplete HMO licence application does not just delay the process — it can cost you the non-refundable Part A fee (typically £400–£865; Kensington & Chelsea charges £1,004). Most councils give you 21 to 28 days to supply missing documents after flagging the gap; miss that deadline and the application is deemed withdrawn. Your fee is gone and you are back to square one.

Here is every document you need, ready to upload before you start the council portal.

The Core Documents

1. Gas Safety Certificate (CP12)

A current Landlord Gas Safety Record from a Gas Safe registered engineer, dated within the past 12 months. It must cover every gas appliance, flue, and installation in the property.

If the property has no gas supply, you need a capped-off confirmation from a Gas Safe engineer or a formal "no gas" declaration. Check whether your council accepts a landlord declaration or requires an engineer's certificate.

2. Electrical Installation Condition Report (EICR)

A satisfactory EICR from a qualified electrician, dated within the past 5 years. If the report shows C1 (danger present) or C2 (potentially dangerous) observations, you must complete the remedial work and obtain a satisfactory re-inspection before submitting.

An unsatisfactory EICR uploaded to the portal flags the application immediately.

3. Energy Performance Certificate (EPC)

An EPC rated E or above, valid for 10 years from the date of issue. You can look up existing certificates on the government's EPC register by property address — you may already have a valid one.

Under MEES, you cannot legally let a property with an F or G rating unless you hold a valid exemption on the PRS Exemptions Register.

4. Fire Risk Assessment (FRA)

A written fire risk assessment covering all communal areas and escape routes, reviewed within the past 12 months. It must address fire detection, fire doors, emergency lighting, escape routes, and general fire precautions.

For a standard two-storey HMO, a competent landlord can carry out the assessment using the government's sleeping accommodation guidance. Larger or more complex properties usually need a professional assessor.

5. Measured Floor Plans

Floor plans showing every room's dimensions in square metres. The council checks these against the statutory minimums:

• Single room (one person aged 10+): 6.51 m²
• Double room (two persons aged 10+): 10.22 m²
• Child under 10: 4.64 m²
• Any room under 4.64 m² cannot be used as a bedroom

Remember the 1.5-metre ceiling height rule: any floor area where the ceiling is below 1.5 metres (common in attic conversions) must be excluded from the measurement.

Plans must reflect the current layout. If you have made alterations since the last set was drawn, you need updated plans.

6. Proof of Title

An Official Copy of the Register of Title from HM Land Registry showing current ownership. The name on the title must match the applicant or licence holder details on the application.

If the property is held by a limited company, you also need the company registration details and information about all directors.

7. Tenancy Agreement Template

A copy of the current tenancy agreement template in use at the property, compliant with the Renters' Rights Act 2025. Some councils also ask for copies of the actual signed agreements with current tenants.

Documents Some Councils Also Require

These are not universally required but are common enough that you should have them ready:

• Fit and proper person declaration — a signed declaration regarding criminal convictions, housing offences, and previous licence refusals. Some councils supply their own form; others include it in the portal workflow.
• DBS (Basic Disclosure) certificate — not all councils ask for this, but some do, particularly for larger HMOs or where the applicant has disclosed relevant matters.
• Landlord accreditation certificate — if you are claiming a fee discount for DASH, Unipol, NRLA, or local accreditation, you need proof of current membership.
• Insurance certificate — building insurance and, sometimes, landlord liability insurance.
• Management arrangement details — if a letting agent or property manager handles the property, the council needs their name, address, and contact details.

Before You Upload

Run through this checklist before starting the portal application:

• Every certificate shows the correct property address (mismatches between the certificate and the licensing application are a common rejection reason)
• No certificate will expire during the council's processing window (typically 6–12 weeks) — if your gas safety certificate expires in two months, renew it first
• All documents are in PDF format at a readable resolution — blurry phone photographs of certificates get rejected
• Floor plan measurements are in square metres, not feet and inches

The Cost of Getting It Wrong

A missing document does not just delay the licence. If the council marks your application as invalid and you miss the remedy deadline, you lose the Part A fee — and you still do not have a licence. For a property in Manchester (Part A: £865) or Kensington & Chelsea (Part A: £1,004), that is a significant loss for a preventable oversight.

Our HMO Licensing Guide for England includes a pre-application document tracker with every certificate, its validity period, and upload requirements for major councils, designed to prevent exactly this kind of rejection.

See more England guides →