Lewisham Property Licence Renewal and Transfer: What to Know

A Lewisham property licence lasts up to five years from the date of grant. It does not renew automatically, and it cannot be transferred to a new owner. Both of these facts catch landlords off guard, particularly at the point of sale or scheme expiry.

Renewal Timeline

Submit a renewal application within the 60-day window before the licence expires. Renewal reminders from the council are a courtesy, not a guarantee — the statutory responsibility to maintain a valid licence rests entirely with the landlord.

The renewal application goes through the same MetaStreet portal as the original. You will need updated compliance documents (a fresh gas safety certificate, a current EICR if yours has expired, and an up-to-date fire risk assessment for HMOs). The fit-and-proper check runs again.

If the renewal application is submitted and Part A is paid before the existing licence expires, the property has duly-made protection during the processing window — no gap in coverage.

If you miss the deadline and the licence expires before a renewal is submitted, the property is unlicensed from that date. All the usual consequences apply: civil penalties, RRO exposure and restrictions on recovering possession while the property is unlicensed.

Licence Expiry vs Scheme Expiry

These are two different dates, and confusing them is one of the most common mistakes.

Individual licence expiry — each licence has its own end date, up to five years from grant.

Scheme expiry — each licensing scheme has a statutory end date:

• Additional HMO scheme: 21 April 2027
• Selective licensing scheme: 30 June 2029
• Mandatory HMO licensing: permanent (no expiry)

If your individual licence expires before the scheme ends, you must renew. If the scheme ends before your licence expires, the licence remains valid until its own stated expiry date — the council does not revoke individual licences just because the underlying scheme designation has ended.

The practical question is what happens when the additional HMO scheme reaches April 2027. If Lewisham does not renew the designation, three- and four-person HMOs will no longer need a licence (unless they hit the five-person mandatory threshold). Licences already granted under the additional scheme will continue until their individual expiry dates.

Transfer: Why Licences Do Not Follow the Property

A property licence is non-transferable. When a licensed property is sold, the seller's licence terminates on completion. The buyer must apply for a new licence in their own name.

This means:

• The buyer pays a full new application fee (Part A and Part B).
• The buyer goes through the fit-and-proper assessment independently.
• There is a processing gap between completion and the new licence being granted. Duly-made protection covers this gap, provided the buyer submits and pays promptly.

Buyers should factor the licence application into the conveyancing timeline. Ideally, the new application is submitted and Part A paid on or before the date of legal transfer.

Variations During the Licence Term

If circumstances change mid-term — you appoint a new managing agent, alter the room layout, reduce the maximum occupancy — you must apply for a formal licence variation through the MetaStreet portal. Operating under conditions that no longer match the licence as granted is a breach.

Common triggers for variations:

• Change of managing agent
• Structural alterations affecting room sizes or fire escape routes
• Reduction or increase in the number of lettable rooms
• Change of licence holder's contact details

What If the Council Does Not Renew the Scheme

Both the additional HMO and selective licensing schemes are time-limited designations. The council must run a fresh statutory consultation and issue new designation notices to renew them.

The 2024 General Approval (23 December 2024) removed the requirement for Secretary of State confirmation, making it procedurally easier for Lewisham to renew or expand the schemes. Whether the council chooses to do so depends on its assessment of housing conditions at the time.

Landlords should plan for renewal being likely — Lewisham has consistently expanded its licensing scope — but not assume it is automatic.

The Lewisham Landlord Licensing Guide covers the renewal process, variation procedure and scheme timeline in full, with the dates and documents needed for each step.

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