HMO Licence Renewal in England: Timing, Costs, and What to Prepare

An HMO licence in England lasts a maximum of five years. It does not renew automatically. If the licence expires before a renewal application is validated by the council, you're operating an unlicensed HMO — with all the penalties that entails.

When to Start the Renewal

The standard renewal timeline, working backward from the expiry date:

• 60 days before expiry: Confirm that the council's licensing scheme is still active and check whether the fee structure has changed. Scheme designations run on their own five-year cycles, and fees can change between renewals.
• 45 days before expiry: Arrange updated safety certificates. Your gas safety certificate (CP12) must be current at submission — it expires annually. Your EICR must be current and satisfactory. Update the fire risk assessment if it hasn't been reviewed in the past 12 months.
• 30 days before expiry: Submit the renewal application through the council's portal. Pay the Part A (processing) fee. Retain the payment receipt and application reference — under s.72(4)(b) of the Housing Act 2004, a duly made application protects you from prosecution for operating an unlicensed HMO while the council processes the renewal.
• On receipt of "Minded to Grant": Pay the Part B (grant/enforcement) fee to complete the renewal.

Some councils process renewals faster than new applications, but don't rely on it. Processing times typically range from 6 to 12 weeks, and the council is under no legal obligation to meet any internal target.

Renewal Fees

Renewal fees are generally the same as new application fees, though some councils offer a discount for existing licence holders. Manchester, for example, applies a £200 renewal discount. Check your council's current schedule — fees change, and the fee you paid five years ago is unlikely to be the same.

The two-part Hemming split still applies: Part A on submission, Part B on grant. Part A is non-refundable whether the renewal is approved or not.

What Changes at Renewal

A renewal isn't a rubber stamp of the original licence. The council reassesses the property and the licence holder as if it were a new application:

• Fit and proper person check: The council runs the assessment again. Any new criminal convictions, housing breaches, or civil penalties since the original licence will be considered.
• Property conditions: The council may inspect the property before granting the renewal. Room sizes, amenity ratios, fire safety, and overall condition are all checked against current standards — which may have tightened since the original licence was granted.
• Updated documentation: You'll need current versions of every document: gas safety certificate, EICR, fire risk assessment, EPC, measured floor plans, and tenancy agreement templates.
• Licence conditions: The council can attach new or amended conditions to the renewed licence, reflecting updated local standards or issues identified during the previous licence period.

What Happens If the Licence Lapses

If you miss the expiry date without a validated renewal application on file, the property becomes an unlicensed HMO. The consequences are severe:

• Civil penalties of up to £40,000 per offence.
• Rent Repayment Orders allowing tenants or the council to reclaim up to two years' rent for offences committed on or after 1 May 2026; earlier offences remain subject to the one-year maximum.
• Section 21 restriction: Section 75 of the Housing Act 2004 restricted Section 21 notices for unlicensed HMOs, but Section 21 was abolished for private tenancies on 1 May 2026. That former restriction does not bar a Section 8 notice solely because an HMO is unlicensed.
• Criminal prosecution in the Magistrates' Court, carrying unlimited fines on conviction.

There is no statutory grace period. The protection under s.72(4)(b) only kicks in once an application has been duly made — meaning accepted and validated by the council, not just submitted or paid for.

Non-Transferability

HMO licences are personal to the licence holder under s.68(6) of the Housing Act 2004. They cannot be transferred to another person. If the property is sold, or the licence holder dies, the licence terminates automatically. The new owner must apply for a new licence in their own name — a renewal by the previous holder won't do. A change to the named manager while the licence holder stays the same is handled by applying to vary the licence under s.69 of the Housing Act 2004, not by transferring it.

If you're approaching your first renewal or want to make sure the application is complete before you open the portal, the HMO licensing guide walks through renewal preparation alongside the five-year compliance calendar and document tracker.

See more England guides →