Stoke-on-Trent HMO Licence Fees: Full Cost Breakdown for 2026/2027

The fee structure for HMO licensing in Stoke-on-Trent trips up a lot of landlords, mostly because the council splits the payment into two stages and adjusts the second part based on bedroom count. Here is exactly what you will pay.

The Two-Stage Fee Structure

Stoke-on-Trent City Council follows the principle established in Hemming v. Westminster City Council — local authorities cannot charge the full licence fee upfront. Instead, the fee is split:

• Part 1 (processing fee): £428 — paid when you submit the online application. This covers the council's administrative costs for validating your submission. It is the same regardless of property size.
• Part 2 (enforcement fee): Variable by bedroom count — paid after the council validates your application and before the property inspection.

Part 1 is non-refundable. If your application is refused, withdrawn, or the property is sold mid-process, you do not get the £428 back. Part 2 covers the ongoing monitoring, inspection and enforcement costs for the licence term.

Fee Schedule by Bedroom Count

Most landlords in Stoke-on-Trent will fall into the first tier — a standard five-bedroom terraced house converted to shared lettings pays £895 in total.

The £50 Multi-Property Discount

If you own more than one licensable HMO and submit a second (or subsequent) application within three months of your first, the council deducts £50 from the total fee. The discount applies per additional application, not per property — so two subsequent applications within the window save £100 off the combined total.

No other discounts are published. Voluntary landlord association memberships (including LASNS accreditation) do not reduce the fee unless the council's annual fees and charges policy explicitly says otherwise.

Total Compliance Cost: Beyond the Licence Fee

The £895 licence fee is only part of the picture. Before you can even submit a valid application, you need current safety certificates. Typical costs for a standard five-bedroom HMO:

• EICR (electrical installation condition report): Around £250, valid for five years
• Gas safety certificate: Around £90, renewed annually
• Fire risk assessment: Around £300 for a professional written assessment
• BS 5839 fire alarm service certificate: Around £150 for testing and certification

That puts baseline compliance at roughly £1,685 — before any remedial work like fitting FD30S fire doors, upgrading a consumer unit, or installing emergency lighting.

When Each Payment Is Due

The timing matters because some landlords assume they can budget for a single lump sum. In practice:

1. You pay £428 the moment you hit submit on the council portal.
2. Weeks later, after the housing officer has reviewed your submission, the council contacts you to pay Part 2.
3. Only after Part 2 clears does the council schedule the property inspection.

If you are caught off guard by the second demand, the licence process stalls — and your property remains unlicensed while you sort out the payment.

What If the Fees Change?

The council reviews its fees and charges annually. The figures above reflect the current schedule. If you are reading this after the council has published a new schedule, check the fees page on stoke.gov.uk under Houses in Multiple Occupation.

The Stoke-on-Trent Landlord Licensing Guide includes the full fee schedule alongside a compliance cost calculator and a step-by-step breakdown of what each payment covers.

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