How to Check If Your Property Needs a Selective Licence: 7-Step Guide

Last Updated: December 2024
Reading Time: 10 minutes

Wondering whether your rental property needs a selective licence? You're not alone. With 317 local authorities in England and dozens of different licensing schemes, checking requirements has become genuinely confusing—even for experienced landlords and letting agents.

This guide walks you through exactly how to determine whether any property in England falls within a selective licensing area. Follow these seven steps, and you'll know definitively whether you need to apply for a licence.

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Quick Answer: How to Check If Your Property Needs a Selective Licence

To check if your property needs a selective licence:

1. Identify your local authority using the property's postcode
2. Search for selective licensing on the council's website
3. Check the scheme boundary map to see designated areas
4. Verify your property's ward (not just postcode)
5. Check if any exemptions apply to your property type
6. Confirm HMO vs selective licensing requirements
7. Note key dates and application requirements

If the property falls within a designated selective licensing area and isn't exempt, you must apply for a licence before letting it. Operating without a licence can result in civil penalties up to £30,000 per property.

Now let's walk through each step in detail.

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The 7-Step Process to Check Licensing Requirements

Step 1: Identify Your Local Authority

The first step is finding out which council has jurisdiction over your property. This isn't always obvious—especially in areas where borough and district boundaries don't align with postcodes.

How to find your local authority:

• Visit gov.uk/find-local-council
• Enter the property's full postcode
• Note the council name that appears

Important distinctions:

• In London, you're looking for the borough council (e.g., Lambeth, Newham, Westminster)
• Outside London, check whether you're in a unitary authority, metropolitan district, or two-tier system (district and county council)
• Selective licensing is always administered by the housing authority—usually the district or borough council

Common mistakes to avoid:

• Don't assume postcode areas match council boundaries—they often don't
• Properties near council borders may fall under a different authority than expected
• Some streets have properties in two different council areas

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Step 2: Search for Selective Licensing on the Council Website

Once you know your council, navigate to their website and search for information about selective licensing schemes.

Search terms that work:

• "Selective licensing [council name]"
• "Property licensing scheme"
• "Landlord licensing"
• "Private rented sector licensing"

What you're looking for:

• Whether the council has a selective licensing scheme (not all do)
• Which areas are covered by the scheme
• Start and end dates of the scheme
• Application requirements and fees

Where to find the information:

• Housing section of the council website
• Private rented sector / landlord section
• Licensing or permits section
• News or announcements section (for new schemes)

Pro tip: Many councils bury licensing information several clicks deep. Try searching directly on Google: site:council-name.gov.uk selective licensing often works faster than navigating the council's own search function.

If you can't find any information:

• The council may not have a selective licensing scheme
• Call the council's housing team directly to confirm
• Check the consultation archive—a scheme may be under development

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Step 3: Check the Scheme Boundary Map

If the council has a selective licensing scheme, you need to determine whether your property falls within the designated area. Most schemes cover specific wards or neighbourhoods, not the entire council area.

How councils typically show boundaries:

Interactive maps: The best councils provide searchable maps where you can enter a property address and see immediately whether it's in a designated area. Look for:

• Address search functions
• "Check my property" tools
• Colour-coded ward boundaries

PDF boundary maps: Many councils provide downloadable PDF maps showing designated areas. These require you to:

• Find your property location manually
• Cross-reference against the coloured boundaries
• Verify you're looking at the correct scheme (some councils have multiple)

Ward lists: Some councils simply list the ward names covered by selective licensing. You'll need to check which ward your property is in separately.

How to read boundary maps:

• Shaded/coloured areas indicate selective licensing zones
• Ward boundaries may be shown with dotted or solid lines
• Roads on the boundary may have properties on both sides in different zones
• Properties with multiple addresses may need individual verification

Warning: Council maps aren't always up to date. If your property is near a boundary edge, call the council to confirm before assuming you don't need a licence.

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Step 4: Verify Your Property's Ward

This is a critical step that many landlords skip. Selective licensing schemes designate areas by ward, not by postcode. Two properties on the same street—even next door to each other—can be in different wards.

How to find your property's ward:

Method 1: Council ward finder

• Many councils have ward lookup tools on their websites
• Enter your postcode or address to see the ward name

Method 2: Government boundary tools

• Visit findmycouncil.uk or similar boundary lookup tools
• Enter the property address
• Note the electoral ward that appears

Method 3: Contact the council

• Call the elections team (they know ward boundaries precisely)
• Provide the full property address
• Ask which electoral ward the property falls within

Why wards matter:

• Selective licensing schemes list specific ward names
• Your property must be in a named ward to require licensing
• Ward boundaries can split postcodes, streets, and even buildings
• Boundary changes during local elections can move properties in or out of schemes

Once you know the ward:

• Compare it to the list of wards in the selective licensing scheme
• If your ward is listed → you likely need a licence
• If your ward is not listed → you likely don't (but check exemptions)

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Step 5: Check If Any Exemptions Apply

Not every property in a selective licensing area needs a licence. Several exemptions exist under the Housing Act 2004.

Properties exempt from selective licensing:

1. HMO-licensed properties — If your property already has a mandatory or additional HMO licence, you don't also need a selective licence

2. Holiday lets — Properties let for holiday purposes for under 90 consecutive days

3. Tenancies granted by registered social landlords — Housing associations, registered providers of social housing

4. Business tenancies — Properties let for business purposes under the Landlord and Tenant Act 1954

5. Properties let to family members — Where the tenant is a close family member of the landlord

6. Properties managed by housing authorities — Council-managed properties

7. Student accommodation — Some schemes exempt purpose-built student accommodation managed by educational institutions

8. Recently purchased properties — Temporary exemptions may apply during ownership transfers (typically 3 months)

How to check exemptions:

• Read the council's selective licensing guidance document
• Look for an "exemptions" or "excluded properties" section
• Call the licensing team if you're unsure whether an exemption applies

Common exemption mistakes:

• Assuming all student lets are exempt (often they're not)
• Thinking short-term lets under 6 months are exempt (they usually aren't)
• Believing properties managed by agents are exempt (they're not—the exemption applies to the property type, not management arrangement)

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Step 6: Confirm HMO vs Selective Licensing Distinction

Many landlords confuse HMO licensing with selective licensing. They're different schemes with different requirements.

The key difference:

Important: Some properties may need BOTH an HMO licence AND a selective licence. This happens when:

• Your property qualifies as an HMO (3-4 people, 2+ households) but isn't a mandatory HMO
• Your property is also in a selective licensing area
• The council operates additional HMO licensing alongside selective licensing

How to check which applies to your property:

First, determine if it's an HMO:

• Does it house 5+ people from 2+ households? → Mandatory HMO licence
• Does it house 3-4 people from 2+ households and the council has additional licensing? → Additional HMO licence

Then, check selective licensing:

• Is the property in a designated selective licensing area?
• Is it exempt under HMO licensing rules?

If in doubt: Contact the council licensing team. They can tell you exactly which licence(s) your property requires based on the address and tenant configuration.

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Step 7: Note Key Dates and Application Requirements

Once you've confirmed your property needs a selective licence, record the essential information for your application.

Critical dates to note:

• Scheme start date — When the selective licensing scheme began
• Scheme end date — When it expires (typically 5 years)
• Application deadline — If a new scheme, when applications must be submitted
• Transition period end — When enforcement begins

Application requirements to gather:

• Property address and council tax reference
• Landlord details (name, address, contact information)
• Managing agent details (if applicable)
• Current tenant information
• Gas safety certificate (valid at time of application)
• Electrical installation condition report (EICR)
• Energy Performance Certificate (EPC)
• Floor plan or room measurements (some councils)
• Proof of ownership or management authority

Fees to budget for:

• Application fee (typically £400-£900)
• Some councils charge per year of licence
• Renewal fees if scheme is ongoing
• Potential additional fees for licence variations

Timeline to plan:

• Application processing typically takes 4-12 weeks
• Licences are usually granted for 5 years (or until scheme ends)
• Renewal applications should be submitted 3 months before expiry

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Understanding Council Boundary Maps

Council boundary maps can be confusing. Here's how to read them accurately.

Types of Maps You'll Encounter

Ward boundary maps: Show electoral ward divisions. Useful for understanding which named wards are included in selective licensing.

Selective licensing designation maps: Show the specific areas covered by the scheme. May include multiple wards or just parts of wards.

Interactive address lookup tools: The easiest option—enter an address and get a yes/no answer.

Reading Ward Boundaries Correctly

Roads on boundaries: When a road forms the boundary between two wards:

• Properties on one side may be in a different ward than properties on the other side
• Some roads have split boundaries mid-road
• Always verify individual property addresses

Building boundaries: Large buildings (blocks of flats) may span ward boundaries. Individual flats could technically be in different wards.

Boundary changes: Electoral ward boundaries change following boundary reviews. A property that wasn't in a licensing area last year might be in one now.

Common Map Reading Mistakes

• Assuming postcodes match wards — They frequently don't
• Using outdated maps — Councils update boundaries periodically
• Misidentifying boundary lines — When in doubt, call the council
• Ignoring "consultation" maps — These show proposed boundaries, not confirmed ones

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Common Exemptions Explained

When You Don't Need a Selective Licence

Already have an HMO licence: If your property has a valid mandatory or additional HMO licence, selective licensing doesn't apply. You already have enhanced oversight.

Temporary exemptions: Some councils offer temporary exemptions for:

• Newly purchased properties (usually 3 months to obtain licence)
• Properties undergoing major refurbishment
• Properties transitioning between tenancies

Social housing: Properties managed by registered providers of social housing are exempt. This includes housing associations, not just council properties.

Family occupation: If your only tenants are close family members, exemptions may apply. Check the specific council scheme—definitions of "close family" vary.

Exemptions That Don't Exist (Common Misconceptions)

• "My property is managed by a letting agent" — Not an exemption
• "It's only a single tenant" — Not an exemption
• "The tenancy is less than 6 months" — Not an exemption
• "I've never had any complaints" — Not an exemption
• "The property is in excellent condition" — Not an exemption

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HMO vs Selective Licensing: Which Applies?

Understanding the difference prevents costly mistakes.

HMO Licensing (Mandatory)

Applies when:

• 5 or more people live in the property
• They form 2 or more households
• They share facilities (bathroom, kitchen)

Key features:

• National requirement (all councils must enforce)
• Higher standards and conditions
• Higher fees
• More detailed application requirements

Additional HMO Licensing

Applies when:

• The council has introduced an additional licensing scheme
• Property houses 3-4 people from 2+ households
• Property meets the council's HMO definition

Key features:

• Discretionary (not all councils have this)
• Covers smaller HMOs
• Usually area-specific

Selective Licensing

Applies when:

• Property is in a designated selective licensing area
• Property is privately rented
• No other exemption applies

Key features:

• Discretionary (not all councils have this)
• Applies to ALL private rented properties in the area
• Based on geography, not property type

When Both Apply

Some properties need both HMO and selective licences. This typically happens with smaller HMOs (3-4 person properties) in selective licensing areas where the council hasn't introduced additional HMO licensing.

Always check both requirements separately.

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What If Your Property IS in a Scheme?

If you've confirmed your property needs a selective licence, here's what happens next.

Immediate Actions

1. Download the application form from the council website
2. Gather required documents (gas safety certificate, EPC, EICR, tenancy agreement)
3. Calculate fees and arrange payment
4. Submit application before any deadline expires

Application Timeline

• Week 1: Download forms, gather documents
• Week 2: Complete application, arrange payment
• Week 3: Submit application, retain confirmation
• Weeks 4-12: Council processes application
• Approval: Licence issued (or conditions requested)

If You're Already Past a Deadline

Submit your application immediately anyway. Councils generally prioritise:

1. Properties with no application submitted
2. Properties with complaints
3. Late applications showing good faith compliance

A late application is far better than no application. Document why you were late (complex portfolio, unclear boundaries, recent purchase) and demonstrate proactive compliance.

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Free Tools to Help You Check

Government Resources

• gov.uk/find-local-council — Identify which council administers your area
• gov.uk/private-renting — General guidance on private renting regulations

Council Resources

Most councils with selective licensing provide:

• Address lookup tools — Enter postcode, get yes/no answer
• Interactive boundary maps — Visual ward boundaries
• Scheme guidance documents — PDF downloads explaining requirements
• Exemption checklists — Help you determine if exemptions apply

Third-Party Tools

• findmycouncil.uk — Ward boundary lookup
• Property licensing consultants — Professional checking services (fees apply)
• Letting agent compliance services — Portfolio-wide checks

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The Challenge of Manual Checking

If you've followed this guide, you understand why checking licensing requirements is so difficult.

The Scale of the Problem

• 317 local authorities in England, each with potential schemes
• Different website layouts for every council
• Buried information requiring multiple clicks to find
• Ward-level boundaries that don't match postcodes
• Scheme changes that can happen with 30 days' notice
• Multiple licensing types (HMO, additional HMO, selective) to check simultaneously

Why Agencies Struggle

For letting agents managing portfolios across multiple council areas:

• A 50-property portfolio might span 15 different councils
• Each council needs checking every month for changes
• New schemes can appear mid-year
• Boundary expansions catch existing properties
• Staff turnover means institutional knowledge is lost

The Cost of Getting It Wrong

• £30,000 maximum penalty per unlicensed property
• Rent Repayment Orders allowing tenants to reclaim 12 months' rent
• Reputational damage affecting client relationships
• Insurance implications if policies exclude unlicensed properties
• Legal costs if challenging enforcement action

One missed boundary change across a 100-property portfolio could result in £3 million in potential fines.

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Frequently Asked Questions

How do I know if my property needs a selective licence?

To check if your property needs a selective licence, identify your local authority using the property's postcode, then search the council's website for selective licensing information. Check the scheme boundary map against your property's ward location. If the property falls within a designated selective licensing area and no exemptions apply, you need a licence. Not all councils operate selective licensing—only about 60 currently do—so many properties won't require one.

How long does it take to check licensing requirements?

For a single property with a cooperative council website, checking takes 15-30 minutes. However, if the council's information is poorly organised, or if your property is near a boundary edge, it can take significantly longer. Checking a portfolio of 50+ properties across multiple councils typically requires several hours of work—and needs repeating whenever schemes change.

Can a property need both an HMO licence and a selective licence?

In most cases, no. If your property has a valid HMO licence (mandatory or additional), it's exempt from selective licensing. However, some smaller HMO-style properties (3-4 people from 2+ households) that don't require HMO licensing may need selective licensing if they fall within a designated area. Always check both requirements with the council.

What happens if I don't apply for a selective licence?

Operating an unlicensed rental property in a selective licensing area is a criminal offence under Section 95 of the Housing Act 2004. Councils can issue civil penalty notices up to £30,000 per property. Tenants can also apply for Rent Repayment Orders to reclaim up to 12 months' rent. Additionally, Section 21 "no fault" eviction notices are invalid for unlicensed properties, leaving you unable to regain possession.

Do all councils have selective licensing?

No. Selective licensing is a discretionary power that councils can choose to implement. Currently, around 60 councils operate selective licensing schemes in England. London has the highest concentration, but schemes exist across the Midlands, North West, Yorkshire, and other regions. Some councils have never implemented selective licensing and may never do so. Check your specific council's position.

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Automate Your Licensing Checks

Following this 7-step process works for checking individual properties. But if you manage multiple properties across several council areas, manual checking becomes unsustainable.

Every month, you'd need to:

• Check all 317 councils for new scheme announcements
• Monitor boundary changes in existing schemes
• Track consultation outcomes
• Verify each property against updated maps
• Maintain deadline calendars for applications and renewals

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What you get:

• Automatic portfolio monitoring against all council schemes
• Instant boundary change alerts when your properties are affected
• Deadline tracking with application reminders
• Ward-level accuracy (not just postcode matching)
• Documentation proving your compliance efforts

Stop spending hours checking council websites. Stop worrying about missing the next boundary change.

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This guide is for informational purposes only and does not constitute legal advice. Selective licensing schemes change frequently—always verify current requirements directly with your local authority before making licensing decisions.