Need to licence your rental property in Lambeth?
Ask a question below to get a quick answer!
About Property Licences
From September 2025, all traditional rental properties require a selective licence.
All rentals with 3 or more people from 2 or more households need an additional licence.
We will confirm which licence you need and apply on your behalf!
About Property Licences
About Barnab
What is it like to work with Barnab?
We take all the hassle out of property licensing.
Step 1 - Answer
Answer simple questions
Instead of long confusing forms, we guide you through a simple, conversational chat.
Step 2 - Scan
Scan your property
Instead of having to manually checking compliance with each requirement.
Step 3 - Apply
Automatically apply
We will tell you if you need to make any changes to the property and apply to the council on your behalf.
From the application to submission everything was flawless. We got our licence without hassle. I highly recommend Barnab. Thank you so much.
JS
Jennifer Smith
I had a great experience with Barnab. They took all the stress out of a process I had been dreading. Highly recommend them to anyone going through the application process.
SM
Sophie Morrison
From the application to submission everything was flawless. We got our licence without hassle. I highly recommend Barnab. Thank you so much.
TF
Tobias Farrow
I can’t recommend Barnab highly enough. Our application approved in just a few weeks, with full support and guidance throughout. Super efficient, cost-effective, and seamless.
PM
Paolo M.
Property licence
More Information
Frequently Asked Questions
Do I need a licence?
⚠️ Important: All rental properties in Lambeth now require a licence.
1) Mandatory HMO Licence
You need this when 5 or more people (forming 2+ households) live in one property and share kitchen, bathroom or toilet facilities.
Examples: five friends in a house; two couples plus a friend sharing.
2) Additional HMO Licence (Lambeth scheme)
Covers smaller HMOs—typically 3 or 4 people forming 2+ households sharing facilities—and may also include certain converted buildings.
If you let by the room to 3–4 sharers, assume you’ll need this and check your address.
3) Selective Licence
Applies to any privately rented home (single family, couple, or two sharers)
Do I also need a planning permission?
Licensing and planning are different. Some parts of Lambeth have Article 4 areas where using a home as a small HMO (Use Class C4, 3–6 people) needs planning permission. Outside those areas, a small HMO may be permitted without a planning application.
⚠️ Action: before changing a property to an HMO, check whether your address sits in an Article 4 area and if planning is required.
Property licence
What if I don’t get the right licence in time?
Failing to license is serious. You risk:
Civil penalties: up to £30,000 per offence.
Criminal prosecution: courts can impose unlimited fines.
Rent Repayment Orders (RROs): tenants (or the council) can claim back up to 12 months’ rent if a property should have been licensed but wasn’t.
Section 21 blocked: you normally can’t serve a “no-fault” eviction while unlicensed.
Back-fees & conditions: you’ll still pay the licence fee and must bring the property up to required standards.
Your potential financial exposure (example)
If your rent is £1,800 per month, an RRO could be up to £21,600 (12 months) plus a civil penalty that can reach £30,000—a combined risk of £51,600, before legal costs or improvement works.
What standards do I need to meet?
Licensing focuses on safety, management, and amenity standards. Expect to provide and maintain things like:
Working smoke/heat alarms and appropriate fire doors/escape routes
Gas Safety Certificate (annual) and Electrical Installation Condition Report (EICR)
Portable Appliance Testing where required
Legionella risk control and CO alarms where solid fuel/gas is used
Room sizes/amenities that meet minimum HMO standards (for HMOs)
Management arrangements: clear contact for tenants, waste storage, repairs
⚠️ Important: We will tell you where you fall short so that you can make improvements before the application is submitted.
When should I apply?
To avoid any penalties or liability through rent repayment orders, the sooner you apply, the better.
Before you start a new HMO or let a home inside a selective area
As soon as a new scheme goes live if you’re already letting
On purchase: new landlords should apply immediately at completion
Licences are commonly granted for up to 5 years (the council can make them shorter if standards aren’t fully met).
Property licence
Which wards in Lambeth require selective licensing?
Phase 1 (since 2 September 2024): Knights Hill, Streatham Common and Vale, Streatham Hill East, Streatham St. Leonard's.
Phase 2 (since 1 September 2025): Brixton Acre Lane, Brixton North, Brixton Rush Common, Brixton Windrush, Clapham Common and Abbeville, Clapham East, Clapham Park, Clapham Town, Gipsy Hill, Herne Hill and Loughborough Junction, Kennington, Myatt's Field, Oval, St. Martin's, Stockwell East, Stockwell West and Larkhall.
Only Vauxhall and Waterloo & South Bank are excluded.
How much does a property licence cost in Lambeth?
Lambeth Council fees (paid separately to council):
Selective licence £923 per property; Additional HMO licence £1,560 (£520 per habitable room for 3 bedrooms);
Mandatory HMO licence £2,530 for 5+ bedrooms.
Barnab service fees: £150 + VAT for selective licence; £400 + VAT for HMO licences.
Discounts available for accredited landlords and EPC rating C or better (£50 off Part B fee).
What is the Article 4 Direction in Lambeth and how does it affect me?
Lambeth made a non-immediate HMO Article 4 Direction on 7 August 2024 covering Streatham Common and Vale and Streatham St Leonard's wards. It was confirmed on 24 July 2025 and came into force on 11 August 2025. From that date, planning permission is required to change any property from single-family home (C3) to small HMO with up to 6 occupants (C4). Changes are not retrospective.
Can I apply early for Phase 2 selective licensing in Lambeth?
Yes. Early applications for Phase 2 wards opened on 1 August 2025, one month before the scheme came into force on 1 September 2025. Applying early helps avoid operating unlicensed and reduces risk of enforcement action. Barnab can prepare and submit your application.
What happens if I sell my licensed property in Lambeth?
Licences are property-specific, not transferable to new owners. When you sell a licensed property, the new owner must apply for a new licence and pay the full fee again, even if the previous licence hasn't expired. This applies to all Lambeth licensing schemes.
Does Lambeth offer discounts for accredited landlords?
Yes. Lambeth offers licensing fee discounts for landlords accredited through schemes like the London Landlord Accreditation Scheme. As of January 2025, Lambeth had 2,591 accredited landlords (third highest in London). Additionally, a £50 discount applies to Part B fee for properties with EPC rating C or better.
How many rental properties in Lambeth need licensing?
Lambeth Council estimates over 48,000 private rented homes in the borough. With Phase 1 and 2 selective licensing covering 23 of 25 wards, plus borough-wide additional HMO licensing, tens of thousands of properties require licensing. Only Vauxhall and Waterloo & South Bank wards are excluded from selective licensing.
Back to the top of the page
