Additional Licensing

The Licence Fee Policy contains full details about:

• Licence fees
• Refunds
• Accreditation
• Other useful guidance

NCC Housing Licensing Fee Policy April 2025

If you have a question about HMO fees that isn’t covered in the policy, or if you need further advice, please contact the HMO team using the form below:

Housing Licensing Contact Form

Payment Information

• Online applications must be paid using a debit, credit card or via PayPal.
• A first payment is required to complete and submit the application form.
• Once your application is processed, you’ll receive an email with a payment link for the second payment, only if the licence is to be granted.
• If the second payment is not received, the application will be refused.
• Additional payments can be made by phone using a debit or credit card.

Please note: The Council no longer accepts cash or bankers’ cheques for this service.

Tacit Consent Does Not Apply

• Tacit consent does not apply to HMO licence applications.
  • Housing Licensing Tacit Consent Policy

If you haven’t heard from us within a reasonable time after submitting a valid application, please contact the HMO team directly:

Housing Licensing Contact Form

HMO Licence Application Process

When you apply for an HMO licence, the Council will use the information provided to assess your application. We may request additional details if needed, and a property inspection may be carried out before a decision is made.

What We Assess

As part of the licensing process, the Council will consider:

• Whether the property is suitable for the number of occupants requested
• Whether the property has adequate amenity provisions (e.g. kitchens, bathrooms, space)
• Whether the proposed licence holder and manager are ‘fit and proper persons’
• Whether the management arrangements for the property are satisfactory
• Who is the most appropriate person to hold the licence

Following assessment, the Council will either propose to grant or refuse a licence.

Licence Conditions

If granted, the licence will include:

• Standard conditions relating to the ongoing management of the property
• Additional conditions, where necessary, requiring improvements — such as installing further amenities

Licence holders are strongly advised to read all documents and conditions carefully.

Local Guidance and Conditions

Below are links to Nottingham City Council’s published amenity standards and licence conditions:

• HMO Amenity Guidance 1 – Space Space Amenity Standards
• HMO Amenity Guidance 1 – Kitchens Kitchen Amenity Standards
• HMO Amenity Guidance 1 - Bathing Bathing Amenity Standards
• Licence Conditions for Houses in Multiple Occupation (HMO)
  • Licence Conditions for Houses in Multiple Occupation (HMO)

Public Register of Licensed HMOs

This page provides access to the list of properties licensed under Nottingham City Council’s House in Multiple Occupation (HMO) Licensing Scheme.

• The register is updated periodically
• To view the current register, please click HMO Public Register
  • HMO Public Register

Legal Requirement

Under Section 232 of the Housing Act 2004, Nottingham City Council is required to maintain and make available a public register of licensed HMOs. An extract of this register is published monthly for public acces.

Use of Data

Please note:

• This dataset is provided for transparency and public interest.
• It is not intended for marketing or commercial use.
• Individuals and organisations listed have not given consent for their information to be used for such purposes.

Organisations or individuals intending to use this data for commercial purposes — particularly marketing — must ensure compliance with:

• UK General Data Protection Regulation (UK GDPR)
• Data Protection Act 2018
• Privacy and Electronic Communications Regulations 2003

For further guidance on data protection and individual rights, please visit the Information Commissioner’s Office:

•  Information Commissioner's Office

Pending Applications

New licence applications that are still under review will not appear on the public register until they have been processed.

To check whether a property has a pending licence application, please visit My Property - Nottingham City Council and enter the postcode.

• My Property - Nottingham City Council

Further Information

To view or request a copy of the full HMO register, please use our Housing Licensing Contact Form

• Housing Licensing Contact Form

Please note:

• A charge applies for a full copy of the register.
• The register will be provided in a non-editable format.
• Any complaints regarding misuse of HMO register data, should be directed to the Information Commissioner’s Office: www.ico.org.uk
• How to make an Information Requests
  • Information Requests - Nottingham City Council

Criminal Offences & Enforcement

HMO Licensing Main Offences Include:

• Operating and managing a licensable HMO, without a licence
• Breaching licence conditions
• Failing to comply with HMO Management Regulations

Penalties for Non-Compliance

Landlords and agents found in breach may face:

• Unlimited fines upon conviction in a Magistrates’ Court
• Civil penalties of up to £40,000 as an alternative to prosecution
• Rent Repayment Orders (RROs)— up to 24 months’ rent may be reclaimed by tenants or the Council under the new Renters Rights Act 2025.
• Banning Orders for serious or repeated offences 
• Inclusion on the National Rogue Landlord Database 

Note: This is not an exhaustive list. Other breaches of housing legislation may also be subject to enforcement action and further penalties.

You can view recent enforcement activity here: Investigating Housing Offences – Nottingham City Council

Legal Responsibilities for Managers

It is an offence to have control of or manage a licensable HMO without a valid licence or without having applied.

Before agreeing to manage a property, you must ensure:

• A licence is in place, or
• A valid application has been submitted by the appropriate person

Otherwise, you could be breaking the law.

Know Your Legal Duties

If you manage or own an HMO, you must comply with Housing and Tenancy Legislation, including the Housing Act 2004 and the HMO Management Regulations.

Brief Summary of the Housing Act 2004

View Housing Act 2004

The Housing Act 2004 is a key piece of legislation in England and Wales aimed at improving housing standards, regulating the private rented sector, and protecting tenants. It introduced several important frameworks such as Licensing (in Part 2 & Part 3) and responsibilities for landlords, local authorities, and property managers.

 HMO Management Regulations 2006 – Brief Summary

The Management of Houses in Multiple Occupation (England) Regulations 2006 outline the legal responsibilities of landlords and managers of HMOs.

View The Management of Houses in Multiple Occupation (England) Regulations 2006

These regulations apply to all HMOs, whether licensed or not. Excluding certain converted blocks of flats where separate HMO Management Regulation apply.

View The Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (England) Regulations 2007.

Responsibilities of HMO Managers

Managers must:

1. Provide Contact Information

• Display the manager’s name, address, and contact number in a visible location within the property.

2. Ensure Safety

• Keep fire escapes clear and in good condition.
• Maintain fire alarms and firefighting equipment.
• Prevent injury from unsafe structures (e.g. balconies, windows, escape route).

3. Maintain Water Supply and Drainage

• Keep water systems clean and in good working order.
• Protect against frost damage.
• Avoid unnecessary interruption of services.

4. Manage Gas and Electricity

• Ensure installations are safe and inspected regularly.
• Provide valid safety certificates when requested.
• Do not interrupt supply without good reason.
• Also refer to the further amendments in The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020

5. Maintain Common Areas and Facilities

• Keep shared areas clean, safe, and well-decorated.
• Maintain fixtures such as handrails, lighting, and ventilation.

6. Maintain Living Accommodation

• Ensure rooms and furniture are clean and in good condition.
• Keep internal structures and ventilation in good repair.

7. Provide Waste Disposal Facilities

• Supply adequate bins and ensure regular waste collection.
• Prevent litter build-up in and around the property.

Responsibilities of Occupiers

Tenants must:

• Allow access for inspections and repairs.
• Avoid damaging the property or obstructing fire escapes.
• Dispose of waste properly.

Unlicensed Properties - Report It

If you suspect that a property is being rented out without the correct licence, you can report it confidentially.

Help us take action

• Report It -  Something to Say? - Nottingham City Council

Why Report It?

Unlicensed rental properties may not meet legal or safety standards, putting tenants at serious risk. These properties often lack:

• Proper fire safety measures
• Valid gas and electrical safety certificates
• Adequate space and maintenance

In addition to endangering tenant welfare, landlords operating without the required licence may be committing a criminal offence.

Impact on Local Communities

Unlicensed HMOs can also negatively affect the wider community. They may contribute to:

• Noise disturbances
• Overcrowding
• Waste and litter issues
• Anti-social behaviour
• Crime

Reporting suspected unlicensed properties helps protect both tenants and the local neighbourhood, ensuring housing standards are upheld and communities remain safe and well-managed.

Other Criminal Activity That Has Been Linked to HMOs

While HMOs are intended to provide safe affordable housing, some properties across England have been exploited by criminal networks for a range of illegal activities. These may include:

Drug Production & Distribution

• Crack dens and cannabis farms often hidden in plain sight within residential areas. Criminal groups may have converted rooms, attics and cellars into grow sites, bypassing electricity meters and creating fire hazards. Illegal weapons and firearms have been linked to these operations.

Money Laundering

• Used as fronts for laundering proceeds from drug trafficking and other organised crime. Criminals may then deposit cash from illegal activities into sham company accounts linked to HMO operations.

Human Trafficking & Exploitation

• Some HMOs have been used to house victims of modern slavery, forced labour, or illegal immigration. Vulnerable individuals are coerced into living and working in unsafe conditions, often under threat.

Council & Police Crackdowns

• Partnership working and Multi-agency operations are used to target properties suspected of criminal activity.
• Nottingham City Council has prosecuted landlords for operating hazardous, unlicensed HMOs 
• Police use closure orders under the Anti-social Behaviour, Crime and Policing Act 2014 to shut down premises that are linked to serious nuisance, disorder, or criminal activity.

Consequences for Landlords

• Unlimited fines and criminal convictions at Court
• Financial penalties
• Rent repayment orders 
• Disqualification from holding HMO licences
• Property Closures

Why It Matters

Criminal exploitation of HMOs:

• Endangers tenants through unsafe living conditions
• Undermines housing standards
• Facilitates organised crime including drug trafficking and human exploitation
• Damages communities, contributing to anti-social behaviour and fear

You can view recent enforcement activity here:

• Investigating Housing Offences – Nottingham City Council

 Help us take action

• Report It - Something to Say? - Nottingham City Council

Temporary Exemption Notice (TEN)

A Temporary Exemption Notice (TEN) allows a property owner to temporarily stay the need for a housing licence—such as an HMO or selective licence—while they take active steps to make the property non-licensable.

Key Points:

• Duration: Valid for 3 months, with a possible extension for another 3 months in exceptional cases.
• Purpose: Used when the owner plans to:
• Sell the property.
• Change its use (e.g., stop renting it out).
• Move in themselves.
• Requirements: The owner must show clear intent and progress toward making the property exempt from licensing.
• After Expiry:If the property still needs a licence, a full application must be submitted immediately, or enforcement action may be taken.
• Are you eligible? If you are not eligible your application may be refused

NCC Guidance Note: Temporary Exemption from Licensing

Log in to Apply for a Temporary Exemption Notice

Designated Area – Additional Licensing Scheme 2024

The Additional Licensing Scheme 2024 applies citywide, covering all areas of Nottingham. It’s estimated to include over 2,300 privately rented HMOs (Houses in Multiple Occupation) within this designated area.

Third Licensing Scheme Documents

• Download the Sealed Designation PDF
• Download the Public Notice PDF

How to Check if a property needs a Licence

Use the My Property – Nottingham City Council tool to check if your property should be licensed. Just enter your postcode or street name. 

Check if my property is within a licensing area

Exemptions from Licensing

Some properties are exempt from licensing Schedule 14 of the Housing Act 2004 outlines specific types of buildings that are not considered Houses in Multiple Occupation (HMOs) for the purposes of the Act (excluding Part 1). This means these buildings are exempt from HMO licensing requirements, even if they might otherwise meet the general definition of an HMO.

Types of Exempt Buildings Include:

1. Public Sector Managed Buildings

• • Managed or controlled by:
    • Local authorities
    • Registered social landlords
    • Police and crime commissioners
    • Fire and rescue authorities
    • NHS bodies

2. Social Housing
• Managed by non-profit or profit-making registered providers of social housing.

3. Co-operative Housing
• Managed by co-operative societies where:
• Members are also occupiers.
• Management decisions are made democratically.
• No assured, secure, or protected tenancies exist.

4. Student Accommodation
• Occupied mainly by full-time students.
• Managed by the educational institution or a specified provider.

5. Buildings Regulated by Other Legislation
• Where occupation is governed by other legal frameworks specified by national regulations.

Why It Matters

If a building falls under Schedule 14, it does not require an HMO licence, even if it houses multiple unrelated occupants. This helps landlords and housing providers understand their legal obligations.

For full legal definitions and updates, refer to the official legislation 

What Licensing Means 

If you're renting a home in Nottingham—especially a House in Multiple Occupation (HMO) — your landlord is likely required to hold a property licence. This helps ensure your home is safe, well-managed, and legally compliant.

Why Licensing Matters for Tenants

Safety First Licensed properties must meet minimum safety standards, including:

• Fire safety
• Electrical checks
• Gas safety checks 
• Adequate facilities (e.g. kitchens, bathrooms) 
• Safe from hazards (e.g. damp, structural issues) 
• Energy performance compliance

Better Living Conditions Licensing helps ensure landlords:

• Manage their property responsibly
• Maintain homes to a decent standard
• Carry out timely repairs
• Keep properties clean and safe for tenants

Legal Protection If your landlord doesn’t have a valid property licence:

• You may be entitled to a Rent Repayment Order You could claim back up to 24 months’ rent under the Renters’ Rights Act 2025.
• Any Section 21 eviction notice may be invalid. This means your landlord may not be able to legally evict you. Section 21 eviction notice will end in 2026 date TBC and be replace with a Section 8 notice under the Renters Rights Act 2025.
• The council can take enforcement action Including financial penalties, prosecution, or banning orders against rogue landlords.

How to Check if Your Home Is Licensed

Use the My Property – Nottingham City Council tool to check if your property should be licensed. Just enter your postcode or street name. You can check if your property needs a licence by clicking below.

Check if my property is within a licensing area

Report Concerns

If you suspect your home is unlicensed or your landlord isn’t meeting licence conditions, you can report it confidentially: 

• Report It – Something to Say? - Nottingham City Council

Rent Repayment Orders (RRO): A Guide for Tenants

If you're a tenant living in the private rented sector and your landlord has broken housing laws, you may be entitled to reclaim up to 12 months’ rent—or 24 months under the Renters’ Rights Act 2025.—from your landlord through a Rent Repayment Order (RRO).

What Is a Rent Repayment Order?

A Rent Repayment Order is a legal order issued by the First-tier Tribunal (Property Chamber) requiring a landlord to repay rent to a tenant or local authority. It applies when a landlord has committed certain housing-related offences, even if they haven’t been formally convicted.

Who Can Apply?

You can apply for an RRO if:

You are a private tenant (not a council or housing association tenant).
Your landlord has committed one of the qualifying offences.
You paid rent directly (not via housing benefit or Universal Credit).

Local authorities can also apply to reclaim housing benefit or Universal Credit housing costs

Qualifying Offences

You may be eligible if your landlord has:

• Rented out an unlicensed HMO or property.
• Illegally evicted or harassed you.
• Used violence to gain entry.
• Failed to comply with:
  • An improvement notice
  • A prohibition order
  • A banning order

Time Limits

• You must apply within 12 months of the offence currently. Under the Renters’ Rights Act, this may extend to 24 months.

How to Apply

• Gather Evidence:
  • Tenancy agreement
  • Rent payment records
  • Communications with your landlord
  • Any council notices or enforcement actions
• Complete Form RRO1:
  • Available on GOV.UK
• Submit to the First-tier Tribunal:
  • Include all supporting documents.
  • Tribunal will issue directions and set deadlines for evidence submission.

How Much Can You Claim?

You can claim up to 12 months of rent (or 24 months under new rules). The Tribunal decides the amount based on:

• Severity of the offence
• Duration
• Tenant’s cooperation with authorities

Need Help?

• Shelter England offers free guidance: Shelter Legal
• Justice for Tenants provides free guidance: Justice for Tenants

What Is a Household?

Under the Housing Act 2004, the term “household” is used to determine whether a property qualifies as a House in Multiple Occupation (HMO).

A Single Household Includes:

• Family members living together, such as:
  
  • Married or cohabiting couples (including same-sex couples)
  • Parents, children, step-children, grandparents, grandchildren
  • Siblings, uncles, aunts, nephews, nieces, cousins
  • Half-relatives (treated as full relatives)
• Foster children living with their foster parents
• Domestic staff living rent-free in accommodation provided by their employer

Not a Single Household:

• Unrelated individuals sharing a property (e.g. friends, housemates)
• A couple sharing with an unrelated third person (counts as two households)
• Three friends sharing together (counts as three households)

If three or more people from two or more households share facilities such as a kitchen or bathroom, the property is likely to be classified as an HMO.

Additional Licensing

Even if a flat is not mandatorily licensable, it may still require a licence under Nottingham City Council’s Additional Licensing Scheme, which covers the whole city:

• Flats with three or four unrelated people sharing facilities
• Buildings with multiple flats, where some or all are HMOs

More than one licence may be needed — for example, each flat and/or the entire building 

Mandatory Licensing for Flats

When Is a Flat Mandatorily Licensable?

A flat requires a mandatory HMO licence if:

• It is occupied by five or more people
• Those people form two or more separate households
• They share facilities such as a kitchen or bathroom

This applies regardless of the number of storeys — even single-storey flats can be mandatorily licensable 

Exception for Purpose-Built Flats

Mandatory licensing does not apply to a flat if:

• It is located within a purpose-built block containing three or more self-contained flats

However, if the block contains fewer than three flats, and one is occupied as an HMO (five or more people from two or more households), mandatory licensing does apply 

Still have questions?

Contact the HMO team via our  👉  Housing Licensing Contact Form

Planning Permission & Housing Licensing

What You Need to Know

Most privately rented homes in Nottingham now require a housing licence, but it’s important to understand that Planning Permission and Housing Licensing are separate legal requirements—you may need both.

If your property is currently used as an HMO, it requires a licence application to be submitted immediately.

Article 4 Direction – Planning Permission for HMOs

Under the Article 4 Direction, planning permission is required to:

• Convert a family home (Use Class C3) into a House in Multiple Occupation (HMO).
• Create a HMO with 3–6 unrelated people sharing: Requires planning permission to change use to Class C4.
• Create a HMO with 7 or more unrelated people sharing: Already requires planning permission under Sui Generis use.

Since Article 4 applies citywide in Nottingham, it is unlikely that planning permission will be granted for new HMO conversions. This is especially true for changes from C3 to C4 or Sui Generis.

Note: Planning permission fees are separate from housing licence fees and are non-refundable.

Additional Article 4 Restrictions

Some properties—particularly those in conservation areas—are subject to additional Article 4 Directions.

These may restrict:

• Minor building works
• Small extensions
• Outbuildings
• Changes to windows and doors

You should contact our Planning Team to discuss any plans you have and if you will need planning permission, planning@nottinghamcity.gov.uk or call 01158764447.

• Click here to
  • See information Article 4 Directions and Restrictions on Permitted Development on our website.
  • Click and download to see our Guidance Note: Planning Rules for Houses in Multiple Occupation

Applying for a Housing Licence Without Planning Permission

If you apply for a Mandatory or Additional HMO Licence without the correct planning permission:

• We will consult with the Planning Team
• You may be granted a 12-month licence only.
• This allows reasonable time to apply to regularise your planning permission.
• The full licence fee is still payable and non-refundable, even if only a 12-month licence is issued.

Next Steps After Planning Decision

• If granted permission or successful on appeal
  
  • You must request a licence variation to extend the licence for up to 5 years from the original application date. This is not automatic—you must apply.
• If refused or an appeal fails
  
  • The licence will expire after 12 months. You must ensure the property no longer requires a licence. You may need to apply for a Temporary Exemption Notice while winding down HMO use.
• If no planning application is made during the 12-month period, or permission is refused: generally, the council will refuse to vary the licence, and it will expire.
• If you apply for a licence after planning permission has already been refused: the council may refuse to grant a licence. The fee will still be payable and is non-refundable.

Recognising and Rewarding Nottingham’s Best Landlords

Backed by Nottingham City Council, the Nottingham Rental Standard is a trusted quality mark of accreditation that recognises in the city. It’s a voluntary scheme for landlords who operate to high standards in property management and accommodation.

• Find out more about the Nottingham Rental Standard

Unipol or DASH promotes and encourages high property standards and management practices in privately rented housing across the city.

Accredited landlords benefit from increased visibility to tenants and enjoy financial incentives, including a reduced licensing fee.

How to Apply

To be a member of the Nottingham Rental Standard you need to become an accredited landlord with either Unipol or DASH. 

The Unipol's schemes are designed to support landlords letting to students.

The DASH's scheme is suitable for a landlord renting to non-students in the private rented sector.   

I Rent to Students (Unipol) in Shared Houses
To become a member through Unipol, you will need to sign a declaration and join the Code. The Code is a set of Standards; you are agreeing to voluntary comply with the standards and a sample of your properties will be verified to ensure you comply. A joining fee is payable depending on the amount of properties owned. It's a simple process and you will be guided through the process by the helpful Code team.

• To apply to be a Unipol Code member click Become an accredited landlord with Unipol

PBSA (Purpose Built Student Accommodation)
To join the National Code for larger (PBSA) purpose built student accommodation of 15 or more bed spaces, you will need to sign a declaration, pay a fee, complete a self-assessment and a sample of properties will be verified.

• To apply to join the National Code click Become a member | Unipol Student Homes

I Rent to Non-Students (DASH)

The application process with DASH is quick and simple online. All you need to do is provide your contact details, confirm the self-declarations and set up your password. A fee is payable.

You are then ready to go into your property management site and enter the details for the premises you own and let.

We will then be in contact about arranging a virtual inspection. 

The scheme is voluntary and has a Scheme Manual with Code Of Conduct it is available here: DASH Manual updated 1st Dec 2023.pdf (dashservices.org.uk) . It sets out what DASH hopes to achieve and how they will go about it. The manual sets out the standards in terms of property condition and conduct of its members.

• To apply to be a DASH accredited member click DASH Services - Apply to be a member

Useful Documents for HMO Landlords To view or download the following NCC documents, simply click the relevant link:

• HMO Licence Application Form - available upon request
• HMO Licence Application Guidance Notes - available upon request

Request an application form here: Housing Licensing Contact Form

• HMO Information Handbook
• HMO Landlords Audit 2022 (Latest available version as of now)
• Waste Management Plan - A guide to help Landlords
• Tackling Anti-Social Behaviour in Licenced properties

External Resources

• Renting out your property: Landlord responsibilities - GOV.UK
  Overview of legal responsibilities for landlords, including safety, deposits, and tenancy agreements.
• How to let - GOV.UK (www.gov.uk)
  Official government guide for landlords on how to rent out property legally and safely.
• Housing Act 2004
  The primary legislation governing housing standards, licensing, and enforcement.
• Statutory Instrument 2018 No. 221 – Prescribed Description of HMOs
  Defines which properties are classified as HMOs under licensing regulations.
• Statutory Instrument 2006 No. 373 – The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006 Sets out the legal framework for licensing HMOs.
• Renters’ Rights Act 2025.
• Electrical safety standards in the private and social rented sectors: guidance - GOV.UK Includes links to Best Practice Guides | Electrical Safety First

Fire Safety Guidance

• LACoRS Fire Safety Guidance for HMOs
• Fire Safety Risk Assessment: Sleeping Accommodation – GOV.UK
  Official guidance for landlords and managers of sleeping accommodation, including HMOs, guest houses, hostels, and staff sleeping areas. Covers fire hazards, escape routes, alarms, and legal responsibilities under the Fire Safety Order.
• Information for Landlords and property management - NFRS

Privacy Notice 

🔐 Safer Housing Department Privacy Notice(is this the correct version should we link to cooperate privacy notices)

Related pages

• Licensing for Landlords
• Selective Licensing
  • Additional Licensing - Nottingham City Council
• Planning and Building Control - Nottingham City Council

Contact us

Housing Licensing Contact Form