Selective licensing and landlord registration
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Quick answer: Local councils in England can require landlords to licence private rented properties in designated selective licensing areas — operating without a licence can mean unlimited fines, civil penalties or rent repayment orders.
Selective licensing lets local housing authorities tackle poor conditions and anti-social behaviour by requiring landlords to licence rented homes in designated areas. It sits alongside mandatory HMO licensing and, from late 2026, the national Private Rented Sector Database under the Renters' Rights Act 2025. This guide explains how selective licensing works in England. It is information only, not legal advice.
When selective licensing applies
A council designates an area if it experiences low housing demand, significant anti-social behaviour, poor property conditions, high migration, deprivation or crime — or a high proportion of private rented homes. Landlords in that area must licence each let property unless a statutory exemption applies.
Check your local council's website — many provide address lookup tools. Selective licensing is separate from mandatory HMO licensing, which applies to certain house shares regardless of area designation.
Applying for and maintaining a licence
Applications are made to the local housing authority. Fees vary by council. You must demonstrate you are a fit and proper person, have appropriate management arrangements, and will tackle anti-social behaviour linked to your properties.
Licences run for a set period — often five years — and include conditions on property management. Licences are not transferable between landlords or properties; a new manager must apply afresh.
National register under the Renters' Rights Act
From late 2026, the Renters' Rights Act 2025 introduces a Private Rented Sector Database requiring all England landlords of assured tenancies to register themselves and their properties nationally. This is separate from local selective licensing but adds another compliance layer.
Mandatory membership of the Private Rented Sector Landlord Ombudsman follows once the scheme scales, expected from 2028. Landlords may face civil penalties up to £7,000 for initial breaches and up to £40,000 for repeated failure to register or join the ombudsman.
Common questions
Is selective licensing the same as the national PRS Database?
No. Selective licensing is area-based and run by local councils. The PRS Database is a national register rolling out from late 2026 under the Renters' Rights Act. You may need both where they apply.
Do tenants need to do anything?
Tenants should check whether their property should be licensed and can ask the council if unsure. Living in an unlicensed property where a licence is required may strengthen a rent repayment order application.
Are there exemptions?
Yes. Long leaseholders, some social landlords, and certain other categories are exempt under the Selective Licensing of Houses (Specified Exemptions) (England) Order 2006. Check gov.uk and your council's scheme details.