Redbridge Property Licence Conditions and Inspections: What to Expect
Getting the licence is not the end of the process — it's the beginning of a five-year set of obligations. Breaching licence conditions is a criminal offence under the Housing Act 2004, and Redbridge's enforcement team conducts inspections specifically to check compliance.
National Mandatory Conditions
Every selective and HMO licence in England carries conditions set by statute, regardless of which council issued it:
Gas safety — Keep all gas installations and appliances in safe working order. Supply the council with a current Gas Safety Certificate within 28 days of a written demand.
Electrical safety — Maintain all electrical installations and landlord-supplied appliances in safe condition. Provide an EICR and safety declarations within 28 days of written demand.
Smoke alarms — Install working smoke alarms on every storey used for living accommodation. Provide declarations confirming they're in working order when requested.
Carbon monoxide alarms — Install alarms in any room with a solid fuel burning appliance or space heater.
Furniture safety — All landlord-supplied furniture must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
Tenancy documentation — Provide tenants with a written tenancy agreement and retain copies of tenant references.
Redbridge Local Conditions
On top of the national conditions, Redbridge adds its own:
Emergency contact display — Display a notice in any common areas showing the name, address, and 24-hour emergency telephone number of the licence holder or managing agent.
Waste management — Establish clear arrangements for regular rubbish collection and bulky item disposal. The council specifically looks for front-garden accumulation and fly-tipping issues, which are a persistent enforcement priority.
Occupancy limits — The number of occupants must not exceed the limits written on the licence schedule. Taking on additional tenants beyond the licensed maximum is a breach.
Information on demand — Supply occupant lists, tenancy agreements, inspection records, or safety certificates to the council within 28 days of receiving a formal written demand.
Notification of changes — Report any material change within 28 days: new occupants, structural alterations, changes to room use or dimensions, management changes, or planning applications.
What Inspectors Check
Council enforcement officers conduct compliance inspections during the licence term. These aren't just paperwork reviews — officers enter the property and assess it under two frameworks simultaneously:
Licence condition compliance — confirming that conditions are met: current certificates on file, alarms installed and working, occupancy within limits, emergency contact displayed, waste properly managed.
HHSRS assessment — the Housing Health and Safety Rating System evaluates the property for 29 statutory hazards under Part 1 of the Housing Act 2004. Key focus areas are excess cold, fire safety, electrical hazards, damp and mould, and fall risks.
A property can hold a valid licence and still fail an HHSRS inspection. If the officer identifies Category 1 hazards (serious and immediate) or significant Category 2 hazards, the council can issue Improvement Notices or Prohibition Orders independently of the licence.
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Room Size Requirements
For HMO licences, Redbridge enforces statutory minimum room sizes:
| Floor Area | Maximum Occupancy |
|---|---|
| Under 4.64 m² | No one — legally prohibited as sleeping accommodation |
| 4.64 m² to 6.50 m² | 1 person under 10 |
| 6.51 m² to 10.21 m² | 1 person aged 10 or over |
| 10.22 m² or more | 2 people aged 10 or over |
Floor area measurements exclude any part of the room where the ceiling height is below 1.5 metres. The licence holder must notify the council within 28 days if any room falls below 4.64 m².
Consequences of Breaching Conditions
A breach of licence conditions is a criminal offence. The council can issue a civil penalty of up to £30,000 per breach, prosecute in Magistrates' Court (unlimited fine), or vary or revoke the licence. Repeated breaches can lead to a banning order and entry on the Database of Rogue Landlords.
The Redbridge Landlord Licensing Guide includes a licence condition compliance tracker covering every national and local condition, with annual renewal dates for certificates and a 28-day response log for council demands — designed to keep you on the right side of an inspection.
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