How to Apply for a Property Licence in Waltham Forest

Before You Open the Portal

The biggest mistake landlords make is logging into the council's application portal before gathering their documents. The Metastreet platform doesn't save partial progress gracefully, and the council warns of significant processing delays during busy periods. Get everything ready offline first.

You need:

• Gas Safety Certificate (current annual CP12, if gas appliances are present)
• EICR (satisfactory rating, within 5-year validity)
• EPC (minimum Band E — note the rating, since Band C or above unlocks fee discounts)
• Floor plan showing room dimensions in square metres, amenity locations, and fire escape routes
• Tenancy agreement copy
• Fit and proper person details for the proposed licence holder and any property manager — specifically, any unspent criminal convictions (fraud, violence, drugs, sexual offences), housing law breaches, or previous licence revocations

The Six Steps

1. Verify your ward and scheme. Enter your postcode on the council portal to confirm which of the 22 wards the property falls in. This determines whether you need a selective licence (20 wards), an additional HMO licence (all 22 wards, 3–4 occupants from 2+ households sharing basic amenities), or a mandatory HMO licence (all 22 wards, 5+ occupants from 2+ households sharing basic amenities).

2. Identify the key parties. The application asks for the proposed licence holder, property manager, freeholder, mortgagee, and any long leaseholders. If a limited company owns the property, the company is the licence holder — you'll need the Company Registration Number and registered address.

3. Notify interested parties. Under the Housing Act 2004, you must serve formal notice of the application on the freeholder, joint owners, mortgage lender, and managing agent before submitting. You'll declare this in the portal.

4. Complete the portal application. Access the Metastreet portal at propertylicensing.walthamforest.gov.uk. Enter property details, upload your safety certificates and floor plan, complete the fit and proper person declarations, and submit.

5. Pay Part A. The initial processing fee is due at submission: £300 for selective, £600 for additional HMO, or £825+ for mandatory HMO. Part A is non-refundable.

6. Wait for the grant notice, then pay Part B. The council reviews your application, may request additional documents or schedule an inspection, and eventually issues a Notice of Intention to Grant. Pay Part B at that point (£595 selective, £600 additional HMO, £825+ mandatory HMO) to receive your licence.

When Is an Application "Duly Made"?

Creating a portal account, saving a draft, or even paying Part A does not mean your application is legally accepted. An application is only "duly made" when all required information, documents, declarations, and fees are received and acknowledged by the council. Until that point, the property remains legally unlicensed.

This matters for enforcement. If the council investigates you during the gap between a partial submission and full acknowledgment, you may not be protected.

Corporate and Overseas Landlords

If the property is owned by a company, the company itself must be named as licence holder. An overseas landlord who doesn't have a UK address must appoint a UK-based managing agent or representative with a valid address for service of legal notices.

What Comes After Grant

Your licence typically runs for the full five-year scheme period — selective licences expire 30 April 2030, additional HMO licences expire 31 March 2030. But the council can issue a reduced one-year term if there's a history of non-compliance, unresolved planning issues, or persistent documentation gaps.

Keep your safety certificates current, respond to inspection requests, and start planning your renewal application well before the expiry date.

The Waltham Forest Landlord Licensing Guide provides pre-flight checklists, portal walkthrough screenshots, and a five-year compliance tracker for everything from submission through renewal.

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