Selective Licensing
A local authority scheme that requires every private landlord in a designated area to hold a licence, regardless of property type. Operating without a required selective licence carries fines up to £30,000 and can block possession.
At a glance
- Scope
- All private lets in a council-designated area
- Max penalty
- £30,000 per property
- Possession impact
- No licence = invalid Section 8 in some grounds
- RRO risk
- Up to 12 months’ rent
Full guide
Read the complete landlord guide on Selective Licensing
Deadlines, fines and step-by-step compliance in our in-depth resource.
Open full guideWhy Selective Licensing matters for landlords
Selective licensing is the most commonly-missed licensing duty because it has nothing to do with HMO status — it applies to all private lets in a council-designated area. Designations move street-by-street and renew on 5-year cycles, so a landlord’s 2020 research is out of date. Enforcement intensity has ramped up since 2023 and RROs are the biggest single tenant-rights win of the decade.
Official sources
LetCompliance editorial reviews this entry every quarter against the sources above. Always confirm specific duties with a qualified solicitor or your local council.
Related terms
Landlord Licensing
Local authority schemes that require landlords to hold a licence to let property in a defined area. Three types: mandatory HMO licensing (national), additional licensing (smaller HMOs), and selective licensing (non-HMOs). Operating without a required licence carries fines up to £30,000 and can invalidate possession claims.
Awaab's Law
Provisions extending to the private rented sector under the Renters Rights Act 2025 that set strict timescales for landlords to investigate and remedy hazards such as damp and mould. Named after Awaab Ishak. Breach can lead to tenant compensation and enforcement by the local housing authority.
Council Tax
The tax charged on residential property by the local authority. Tenants are usually liable while the property is let as their main residence. Landlords become liable during void periods and for most HMOs (where each tenant has their own AST).
Decent Homes Standard (DHS)
A government standard for minimum housing quality, extended to the private rented sector by the Renters Rights Act 2025. Properties must be free of Category 1 HHSRS hazards, in a reasonable state of repair, have reasonably modern facilities and provide reasonable thermal comfort.
Disrepair
A property condition falling below legal standards under Section 11 of the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018 or the Decent Homes Standard. Tenants can sue for damages and specific performance, and a valid disrepair claim is a complete defence to a possession claim.
Fitness for Human Habitation
The standard set by the Homes (Fitness for Human Habitation) Act 2018. Every rented home must be fit for habitation at the start of the tenancy and throughout. Tenants can sue the landlord directly for breach, without involving the local authority.