Southwark HMO Licence Conditions: What the Council Requires After Grant

Two Layers of Conditions

Every Southwark property licence comes with conditions attached. HMO licences include mandatory conditions set nationally by the Housing Act 2004, alongside local conditions. Selective licences have separate conditions that vary by designation, and Southwark may add specific conditions where a property has particular issues.

Breaching a licence condition is a criminal offence. For a qualifying offence, the council can impose a civil penalty of up to £40,000 as an alternative to prosecution. The licence itself may be varied or revoked.

Mandatory National Conditions

These mandatory conditions apply to HMO licences. Selective licences have separate conditions set by designation.

Gas safety — produce a current gas safety certificate (CP12) annually and supply a copy to the council within seven days of any request.

Electrical safety — keep the electrical installation in a safe condition and hold a valid EICR (every five years). Ensure all electrical appliances supplied by the landlord are safe.

Smoke and carbon monoxide alarms — maintain working smoke alarms on every storey of the property. Install carbon monoxide alarms in rooms containing a fixed combustion appliance, except a gas cooker.

Tenancy terms — provide each occupant with a written tenancy agreement containing the terms of their occupation.

Occupancy limits — do not allow the property to be occupied by more people than the licence permits. The maximum occupancy figure is stated on the licence.

Southwark's Local Conditions

On top of the national requirements, Southwark typically attaches conditions covering:

Fire safety systems — HMOs must have fire detection systems meeting BS 5839-6 (Grade D for smaller properties, higher grades for larger ones), with interlinked alarms and emergency lighting compliant with BS 5266-1. Fire doors must be self-closing and maintained in working order.

Property management duties — the licence holder must keep common areas clean, maintain the structure and exterior, ensure drainage and water supply work properly, and keep fire escape routes clear at all times. These duties mirror the Management of Houses in Multiple Occupation (England) Regulations 2006.

Waste management — give new occupiers written information about refuse and recycling within seven days of the start of their occupation, provide adequate waste facilities, and check at least every six months that common parts, gardens and yards are clear of waste.

Licence display and managing agents — display the licence in a communal area, make its conditions available to tenants, and notify the council within 14 days of employing a managing agent.

Inspections

Southwark inspects licensed properties using the Housing Health and Safety Rating System (HHSRS). Officers check for 29 statutory hazards — damp, excess cold, fire risks, structural problems, electrical faults and more. If Category 1 (serious) or high Category 2 hazards are found, the council may issue improvement notices or prohibition orders independently of the licence.

Inspections can happen at any point during the licence term. The council does not need to give advance warning for emergency visits, though routine inspections are usually arranged by appointment.

Licence Duration

Licences are granted for up to five years. The council uses a risk-based approach — compliant properties with clean management histories get the full five years. Properties with late applications, outstanding hazards or previous enforcement actions may receive one-year or three-year restricted licences, with more frequent inspection schedules.

Staying Compliant

The licence conditions remain in force unless the council varies the licence, while safety certificates expire on their own schedule. A gas certificate issued two years into a five-year licence will need renewing annually for the remaining three years. Track renewal dates independently — the council does not send reminders.

For a condition-by-condition calendar to track compliance deadlines, see the full Southwark licensing guide.

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