Lewisham Licence Conditions: Ongoing Compliance for the Full 5-Year Term

Getting the licence is the starting line, not the finish. Every property licence Lewisham issues — selective, additional HMO or mandatory HMO — carries a set of conditions that run for the full licence term, typically five years. Breaching them is a separate offence under the Housing Act 2004, carrying civil penalties of up to £40,000 for offences committed on or after 1 May 2026 (up to £30,000 for earlier offences).

The conditions fall into two categories: mandatory statutory conditions set by Schedule 4 of the Act, and local discretionary conditions imposed by Lewisham Council.

Mandatory Conditions (All Schemes)

These apply to every licensed property in England, not just Lewisham:

Gas safety — if the property has a gas supply, you must hold a current Gas Safety Certificate (CP12) and renew it annually. A copy must go to the council each year and to each new tenant before they move in.

Electrical safety — a valid Electrical Installation Condition Report (EICR) must be in place throughout the licence term. The report must show a "satisfactory" result with no outstanding C1, C2 or FI observations. EICRs are valid for five years, but if yours expires mid-licence you must renew it and upload the replacement.

Smoke and carbon monoxide alarms — working smoke alarms on every storey and carbon monoxide detectors in any room with a solid fuel or gas appliance. Test them and keep records.

Tenancy agreements — every occupant must have a written tenancy agreement or statement of terms.

Lewisham's Local Conditions

On top of the mandatory set, Lewisham attaches local conditions tailored to the borough's housing enforcement priorities.

Portable appliance testing (PAT) — all landlord-supplied electrical appliances with plugs must be PAT tested annually, with records kept and available for inspection. This applies to both selective and HMO licences.

Waste and refuse management — you must provide adequate bins and refuse storage, ensure tenants know the council's collection schedule, and take reasonable steps to prevent accumulation of rubbish in communal areas or front gardens. The council has been active on this — waste management violations in Lewisham are one of the most common reasons for licence condition breach notices.

Anti-social behaviour protocol — you are required to have a written procedure for dealing with complaints of anti-social behaviour by your tenants or their visitors. This does not mean you are liable for tenant behaviour, but you must demonstrate that you investigate complaints and take reasonable steps to address them — written warnings, contact with the tenant, and engagement with the council if the behaviour persists.

Tenancy management — you must provide tenants with your contact details (or your agent's), respond to repair requests within reasonable timescales, and maintain records of maintenance carried out. The council can ask to see these records during an inspection.

Property references and checks — check your individual licence for any tenant referencing or record-keeping conditions; local conditions can vary by property.

Inspections

Lewisham has stated a target of inspecting 60% of all private rented sector properties by 2029. Routine property assessments require at least 24 hours' written notice. Under sections 239 and 240 of the Housing Act 2004, council officers may enter without prior notice where there is reasonable cause to suspect specified licensing offences. During an inspection, the housing officer checks:

• Physical condition against the Housing Health and Safety Rating System (HHSRS)
• Compliance with licence conditions (certificates, alarms, records)
• Room sizes and amenity standards (HMO licences)
• Waste management and external property condition

If the inspection reveals breaches, the council can issue an improvement notice, a civil penalty, or in serious cases revoke the licence.

Annual Compliance Calendar

A practical way to stay on top of conditions is to treat them as an annual cycle:

• Gas safety certificate renewal — book the annual inspection before the current certificate expires
• EICR check — confirm the report's expiry date and renew in the year it falls due
• PAT testing — schedule annually, typically at the same time as the gas check
• Smoke and CO alarm test — test at the start of each new tenancy and follow any additional testing frequency stated in your licence; record the date
• Insurance and EPC — confirm buildings insurance is current and the EPC rating is E or above

The Lewisham landlord licensing guide includes a compliance log and renewal tracker that maps every condition to a dated task, so nothing expires without warning.

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