Selective licensing: what it is and how to check if it applies to you
Written by Sam Allcock · Last updated 23 August 2026 · Facts checked against GOV.UK guidance on the date above
Selective licensing is when a council designates a whole area where every private rental property needs a licence, not just HMOs.
It's set out under the Housing Act 2004 and run entirely by individual councils, so whether it applies to your property depends on your specific street or postcode, not on any single national rule.
This guide explains what selective licensing actually covers, how it differs from mandatory and additional HMO licensing, why councils bring it in, and how to check whether your property is affected - based on GOV.UK's published guidance for local authorities, checked on 23 August 2026.
This is general information, not legal advice. For anything specific to your property, contact your council's private sector housing or licensing team, or a landlord solicitor, directly.
What is selective licensing?
Selective licensing is a council scheme, under Part 3 of the Housing Act 2004, that requires every privately rented home in a defined area to hold a licence - regardless of how many people live there or whether it's a shared house at all.
Unlike HMO licensing, which only catches shared houses above a certain size, selective licensing catches any rented property inside the designated boundary - a landlord letting a single self-contained flat to one tenant on an ordinary assured shorthold tenancy needs a licence if that flat sits inside a selective licensing area.
How is selective licensing different from HMO licensing?
The three schemes are triggered by different things: how many people share a property, or simply where it is.
| Scheme | What triggers it | Who needs a licence |
|---|---|---|
| Mandatory HMO licensing | Property size and sharing | Rented to 5 or more people forming more than 1 household who share facilities (GOV.UK) |
| Additional licensing | Local council decision | Smaller HMOs, below the mandatory threshold, in an area a council has chosen to extend HMO licensing to |
| Selective licensing | Location only | Every private landlord in a designated area, HMO or not - including ordinary single lets |
GOV.UK's core HMO guidance confirms that even smaller properties "may still need a licence depending on the area" (GOV.UK, house in multiple occupation licence, checked 23 August 2026) - additional licensing is how councils apply that locally. If you're not sure whether your property counts as an HMO in the first place, see our HMO standards guide.
Why do councils introduce selective licensing?
Councils can only introduce selective licensing where they can point to specific local grounds set out in the Housing Act 2004 - not simply because they'd like more information about landlords.
GOV.UK's guidance for local authorities on selective licensing (updated 16 December 2024) lists the grounds a council can rely on: low housing demand, significant and persistent anti-social behaviour, poor property conditions, high levels of migration, high levels of deprivation, and high levels of crime.
Since 23 December 2024, under an update to the General Approval that governs selective licensing, councils no longer need to seek confirmation from the Secretary of State before bringing in most new schemes (GOV.UK, dated 23 December 2024) - a change that, in principle, makes it easier for a council to introduce a new designation, so it's worth checking your area even if it wasn't licensed last year.
Do councils have to consult before bringing in a scheme?
Yes - local housing authorities are expected to consult publicly for at least 10 weeks before introducing a selective licensing scheme (GOV.UK, selective licensing guide for local authorities).
That gives you a genuine, advance opportunity as a landlord (or resident) to find out about a scheme and have your say before it takes effect, rather than discovering it only once it's live.
Is my area covered by selective licensing?
The only reliable way to check is directly with your council, because designations are entirely local and change over time as schemes are introduced, renewed or allowed to lapse.
Start with the postcode-based council finder on GOV.UK, which takes you through to your specific council's licensing pages.
We're building a postcode checker on this site to make this quicker - until it's live, your council's own website is the definitive source, not a general search result or a third-party list, because designated areas can be added or removed at any time.
What if I let a property in a selective licensing area without a licence?
Renting out a property without a licence it's required to hold is a criminal offence under the Housing Act 2004, and councils can also choose to issue a civil penalty instead of prosecuting.
The exact penalty a council applies depends on the individual case and that council's own enforcement policy, so we haven't quoted a specific fine figure here - GOV.UK confirms an unlimited fine can apply to an unlicensed HMO specifically; if you think your property may be affected by a selective licensing scheme you weren't aware of, check your council's enforcement policy or speak to a solicitor.
How do I apply for a selective licence?
The application route works in broadly the same way as an HMO application - through your council, with a fee, and checks on who's managing the property.
See our step-by-step how to apply guide for what you'll typically be asked to provide, and our HMO & landlord licensing hub for the full picture across all the licensing types.
What does a selective licence cost?
There's no single national fee - each council sets its own, so the amount depends entirely on where your property is.
Whichever route you take, the fee is paid directly to your council, not to us. The free official route is applying yourself, directly through your own council: find your council on GOV.UK →
✓ Checked against GOV.UK, 23 August 2026
For a sense of the wider cost picture across licence types, see our HMO licence cost guide.
Frequently asked questions
Do I need a selective licence for a single-let flat?
Possibly, yes - selective licensing catches any rented property in a designated area, including an ordinary single-let flat, not just HMOs.
Is selective licensing the same as HMO licensing?
No. HMO licensing (mandatory or additional) is based on how many people share a property, while selective licensing is based purely on location, regardless of how many tenants live there.
How long does a selective licence last?
Licence length is set by the individual scheme and council, so check the specific designation for your area rather than assuming a fixed national length.
Can a council introduce selective licensing without government approval?
Since 23 December 2024, councils no longer need the Secretary of State's confirmation before introducing most new selective licensing schemes, following an update to the General Approval (GOV.UK).
How will I know if my council brings in a new scheme?
Councils are expected to consult publicly for at least 10 weeks before introducing a scheme, so check your council's website and local press for a live or recent consultation.
What if my property is already HMO-licensed and then becomes selective-licensed too?
This isn't something GOV.UK sets out nationally - contact your council directly, since how overlapping licences are handled is decided locally.
apply for licence is an independent guide and is not affiliated with, endorsed by, or connected to GOV.UK, any local council, or any government body. This page is general information, not legal or professional advice - for anything specific to your property, including a live or proposed licensing scheme in your area, contact your council directly or a landlord solicitor.