Tower Hamlets HMO Licence Renewal and Variation Applications

An HMO licence in Tower Hamlets is granted for a fixed term; local guidance identifies three-year and five-year terms. Check the expiry date stated on your licence. When it expires, it doesn't automatically renew. You need to submit a fresh application, and if you miss the window, you're operating unlicensed from the moment the old licence lapses.

Timing the Renewal

Submit your renewal application three to four weeks before the current licence's expiry date. This gives the council time to validate the submission and assign it to the processing queue.

When you submit a valid renewal before the existing licence expires, statutory bridging provisions apply: the property can continue operating lawfully while the council processes the new application. "Valid" means all documents, property details and Part A payment are received — an incomplete submission doesn't trigger bridging protection.

With current processing times stretching up to 12 months, bridging is almost certainly going to apply. The gap between your renewal submission and the new licence grant could last the better part of a year. During that period, keep your Part A payment receipt and application confirmation email readily accessible — these are your proof of lawful operation.

What the Renewal Requires

A renewal application follows the same process as a new application: all nine portal steps, all supporting documents, Part A and Part B fees. The council re-assesses everything — there's no streamlined renewal path that waives documentation requirements.

Documents to update before renewal:

• Gas Safety Certificate — must be current (annual renewal)
• EICR — check whether it's still within its five-year validity
• EPC — ten-year validity, but check it hasn't lapsed
• Fire Risk Assessment — should be reviewed and updated since the last application
• Floor plans — update if any structural changes were made during the licence term

The fit-and-proper person test also runs again. Any new convictions, housing law breaches or management order involvement since the last application must be disclosed. The council may request a fresh Basic DBS certificate if the previous one is older than 12 months.

Variation Applications

Some changes during the licence term don't require a new application but do require a formal variation:

Change of managing agent. If you switch from one letting agent to another, or move from agent-managed to self-managed (or vice versa), submit a variation application. The new agent must meet the fit-and-proper person standard.

Structural alterations. If you modify room layouts, add or remove rooms, or change the property's configuration, submit a variation with updated floor plans. This is particularly important if structural changes affect maximum occupancy — a room that no longer meets minimum size standards can't count towards the permitted occupancy figure.

Occupancy reduction. If you want to reduce the maximum number of occupants specified on the licence, submit a variation. This might happen if you convert a bedroom back to a living room or if the building's fire escape capacity changes.

When a Licensed Property Is Sold

HMO licences in Tower Hamlets are non-transferable. When a licensed property is sold, the existing licence terminates automatically upon legal completion of the sale. The buyer cannot operate under the seller's licence.

The buyer must submit their own new licence application before letting the property. If the property is already tenanted at completion, the buyer needs to apply immediately — operating with existing tenants under no licence is an offence from day one of ownership.

For buyers acquiring tenanted HMOs: factor the application timeline into your purchase due diligence. You'll need all safety certificates, floor plans and documents ready to submit on or before completion. The duly-made application status protects you while the council processes it, but only if the application is complete.

Temporary Exemption Notices

If you're taking steps to end licensable status — serving possession notices, converting back to single-family use — you can apply for a Temporary Exemption Notice (TEN) under Section 62 of the Housing Act 2004. A TEN exempts the property from licensing for three months, with a possible three-month extension in exceptional circumstances (six months maximum).

A TEN isn't a delaying tactic. The council requires evidence of concrete steps being taken to end licensable occupation. Continuing to rent to sharers while holding a TEN is grounds for refusal or revocation. If the council refuses your TEN application, you can appeal to the First-tier Tribunal within 28 days.

The Tower Hamlets Landlord Licensing Guide includes renewal timing guidance, a document refresh checklist keyed to expiry dates, and the variation application requirements — so you can track what needs updating well before your licence term ends.

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