Camden HMO Licensing: Mandatory Licence Fees, Thresholds and £30,000 Penalties Explained

What Triggers an HMO Licensing Requirement in Camden?

Mandatory HMO licensing applies across the whole of England, and Camden is no exception. The national threshold — in force since October 2018, when the government extended the rules to include flats — covers any property occupied by 5 or more people from 2 or more separate households who share basic amenities such as a kitchen or bathroom. Before October 2018, the threshold applied only to properties of 3 or more storeys, but that storey requirement was removed, bringing thousands of additional properties into scope.

Camden Borough Council also has the power to designate additional licensing schemes covering smaller HMOs — properties with as few as 3 occupants — under Part 2 of the Housing Act 2004. Landlords must check with Camden's Private Rented Sector team directly, as additional schemes can be introduced, extended, or allowed to expire; the licensing map on the council's website is updated when boundaries change. If your property sits in a designated zone, a separate additional licence is required even if it falls below the 5-person mandatory threshold.

A property does not need to be in a particular ward or area to require a mandatory licence. The 5-person, 2-household rule applies borough-wide in Camden, as it does across all 32 London boroughs.

What Does an HMO Licence Cost in Camden?

Camden charges a two-part fee structure for mandatory HMO applications. As of the current fee schedule, the total mandatory HMO licence fee is approximately £1,411 for a standard 5-year licence on a property with up to 6 occupants. Properties with additional occupants attract a higher fee — each additional person above 6 adds to the base cost.

The licence runs for a maximum of 5 years, though Camden reserves the right to issue a shorter licence where concerns exist about management standards or property conditions. There is no automatic renewal; landlords must submit a fresh application and pay the full fee before the current licence expires. Allowing a licence to lapse, even briefly, constitutes the same offence as never having held one.

Camden does not currently publish a widely advertised accreditation discount, unlike some neighbouring boroughs such as Islington, which has historically offered reductions of up to £100 for members of accreditation schemes. Landlords should confirm the current Camden fee schedule directly with the council, as fees are reviewed periodically and the figures quoted here reflect publicly available data at time of writing.

How Do You Apply for an HMO Licence in Camden?

Applications are submitted through Camden's online licensing portal. The council's Private Rented Sector team processes applications and carries out property inspections as part of the approval process. Processing times vary but landlords should allow a minimum of 8 to 12 weeks from submission to licence issue, particularly if the property requires a pre-licence inspection or if additional information is requested.

The application requires the proposed licence holder to be a "fit and proper person" under the Housing Act 2004. Camden will consider any criminal convictions, particularly those involving fraud, dishonesty, violence, or sexual offences, as well as previous breaches of landlord legislation or tenancy deposit protection rules.

A property manager can be named on the licence separately from the licence holder, but both parties must individually satisfy the fit and proper person test. If a managing agent handles the day-to-day operation, their details — including company registration number — must be included in the application.

What Documents Do You Need to Apply?

Camden requires a specific set of documents at the point of application. These include: a current gas safety certificate (valid within 12 months), an electrical installation condition report (EICR) no older than 5 years, fire alarm test certificates and an emergency lighting log, an Energy Performance Certificate (EPC) with a minimum rating of E (properties below E cannot be legally let under the Minimum Energy Efficiency Standards), and portable appliance testing (PAT) certificates for any landlord-supplied appliances.

Floor plans showing room sizes in square metres are required. Camden enforces minimum room size standards: a room used as sleeping accommodation for 1 adult must be at least 6.51 square metres, and a room used by 2 adults must be at least 10.22 square metres. Rooms below these thresholds cannot lawfully be used as sleeping accommodation, and a licence will not be granted for a configuration that breaches them.

Proof of ownership (Land Registry title) and, where relevant, a copy of the superior lease confirming the landlord's right to operate an HMO are also required.

What Happens If You Don't Have a Licence?

Operating an unlicensed HMO in Camden is a criminal offence under Section 72 of the Housing Act 2004. Local authorities have two enforcement routes: prosecution in the magistrates' court, which carries an unlimited fine, or a civil penalty notice of up to £30,000 per offence issued by the council without court proceedings.

Camden can also apply to the First-tier Tribunal (Property Chamber) for a Rent Repayment Order (RRO). Under the Housing and Planning Act 2016, tenants — or Camden itself — can recover up to 12 months' rent from a landlord convicted of or subject to a civil penalty for operating an unlicensed HMO. On a property generating £2,500 per month in rent, that represents a potential repayment liability of £30,000 on top of any penalty.

Beyond financial penalties, Camden can serve an Interim Management Order (IMO), taking control of the property for up to 12 months while the landlord remedies the breach. During an IMO, the council collects rent directly and manages the property, potentially leaving the landlord with no rental income for up to a year.

What This Means for Camden Landlords

Camden is an active enforcement borough. The council's Private Rented Sector team has increased inspection activity in recent years, and the introduction of the Renters' Rights Bill — expected to receive Royal Assent in 2025 — will extend councils' enforcement powers further and remove Section 21 as a fallback for landlords in breach of licensing obligations. Landlords with properties at or near the 5-person threshold should audit their tenancy arrangements now, confirm whether their property falls within any additional licensing zone, and budget for the full £1,411 (or higher) licence fee well before any current licence reaches its expiry date.