Thurrock Selective Licence Conditions and Property Inspections

Mandatory Conditions on Every Licence

Every property licence issued by Thurrock Council carries a set of statutory conditions under Schedule 4 of the Housing Act 2004. These are non-negotiable:

• Gas safety: Produce a valid annual gas safety certificate to the council each year throughout the licence term.
• Electrical safety: Keep electrical installations and appliances safe. Submit safety declarations on demand.
• Smoke and carbon monoxide alarms: Maintain working smoke alarms on every storey used as living accommodation and carbon monoxide alarms in rooms used as living accommodation that contain a fixed combustion appliance other than a gas cooker. Provide compliance declarations on request.
• Terms of occupation: Supply every tenant with a written statement of terms (a tenancy agreement).

Additional Local Conditions

On top of the statutory minimum, Thurrock imposes local conditions under Sections 67 and 90 of the Housing Act:

Anti-social behaviour management. You must take reasonable steps to prevent and address ASB by tenants or visitors. In practice, this means issuing written warnings, keeping records of complaints and following up. The council can ask to see those records.

Waste and refuse management. Provide adequate bins and give tenants written instructions about collection days and recycling arrangements.

Property inspections. Landlords must carry out their own inspections at least every six months and keep written records. These are internal inspections — you checking the condition of the property — not council visits.

Display duties (HMOs only). In shared HMOs, the licence holder's name, address and emergency contact phone number must be displayed in the common entrance area.

Council Inspections

Thurrock's housing officers conduct their own inspections to check compliance with licence conditions and to assess the property under the Housing Health and Safety Rating System (HHSRS). Officers must give at least 24 hours' written notice before a routine inspection.

The HHSRS assessment evaluates 29 hazard categories including damp, excess cold, fire safety, structural problems, electrical hazards and overcrowding. If an officer finds a Category 1 hazard (serious health and safety risk), the council has a statutory duty to take enforcement action — typically an improvement notice. Category 2 hazards may result in a discretionary notice.

Holding a valid licence does not protect you from HHSRS enforcement if serious hazards are found.

Breaching Conditions

Failing to comply with a licence condition is a criminal offence. The council can either prosecute (unlimited fine on conviction) or issue a civil penalty of up to £30,000 for an HMO licensing breach or up to £40,000 for certain selective licensing breaches. A pattern of condition breaches can also lead the council to revoke the licence or issue a shorter licence at renewal.

Some landlords treat licence conditions as a formality. They are not. Every condition is enforceable, and the council's enforcement team can request evidence of compliance at any time during the five-year term.

Staying on Top of Conditions

The practical challenge is not understanding the conditions — they are straightforward — but remembering to act on them over five years. Annual gas certificates, six-monthly self-inspections, alarm testing and document renewals all need tracking. A compliance calendar with dated reminders is the most reliable way to avoid accidental breaches.

For the full list of conditions and a dated compliance calendar template, see our Thurrock landlord licensing guide.

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