Why it matters
What Selective Licensing means for a landlord
Selective licensing is the licensing duty landlords most often miss, because it has nothing to do with HMOs: it covers every private let in the area a council designates. Schemes last up to five years and are often renewed or replaced, so research done a few years ago may be out of date. Letting without a required licence can lead to a civil penalty of up to £40,000 and a Rent Repayment Order.
Worked example
How it plays out
A landlord in the Midlands has let a semi since 2019 and never thought of it as licensable, because it is not an HMO. In late 2025 the council designates the whole ward for selective licensing from 1 May 2026, publicising it on its website and in local media. The landlord misses it. In October the council identifies unlicensed lets and starts enforcement, and the tenant applies for a Rent Repayment Order for the months since the scheme began. A yearly check of the council’s licensing page would have caught it.
Common mistakes
Where landlords go wrong
- 01Assuming licensing only applies to HMOs.
- 02Missing a new designation because it was only announced locally.
- 03Letting a licence lapse at renewal.
- 04Leaving the licence fee out of the property’s cash flow.
What to do
A short checklist
- Check the council’s licensing page for every let address this week.
- Diary licence renewals with reminders six and three months ahead.
- Sign up for your council’s landlord news or licensing updates.
- If a new scheme covers your property, apply straight away.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
