Bromley HMO licence costs from £1,404 for 5 years. Mandatory licensing applies to 5+ person properties. Avoid fines up to £30,000.
HMO Licensing in Bromley: Fees, Thresholds and How to Stay Compliant
Bromley Council can issue a civil penalty of up to £30,000 to any landlord operating an HMO without a valid licence — and courts have discretion to order repayment of up to 12 months' rent on top of that. If you own or manage a shared property in the London Borough of Bromley, understanding exactly when licensing applies, what it costs, and how to apply is not optional.
What triggers the HMO licensing requirement in Bromley?
Mandatory HMO licensing in England applies to any property occupied by 5 or more people forming 2 or more separate households, where residents share basic amenities such as a kitchen or bathroom. This threshold has been in place since October 2018, when the Government removed the previous requirement that the building also had to be 3 or more storeys tall. That change brought a significant number of single-storey and two-storey properties into scope for the first time.
In Bromley, there is currently no additional selective licensing or additional licensing scheme extending mandatory rules to smaller HMOs of 3 or 4 occupants — but landlords should check the council's website before assuming this remains the case, as local authorities can introduce new schemes with as little as 10 weeks' notice. Any property in Bromley meeting the national 5-person threshold must be licensed regardless of the number of storeys.
A property also becomes licensable if it is a purpose-built flat in a block of fewer than 3 self-contained flats and is occupied by 5 or more persons in 2 or more households. Converted houses of multiple occupation that do not meet the Building Regulations standard of 1991 are subject to additional management regulations under the Housing Act 2004.
What does an HMO licence cost in Bromley?
Bromley Council charges a two-part application fee for mandatory HMO licences. The total fee for a standard application is £1,404 for a 5-year licence, broken down as a non-refundable Part A fee of £468 paid at application stage and a Part B fee of £936 paid on licence grant. The Part A fee is not returned if the application is refused or withdrawn, so submitting a complete, accurate application the first time is financially important.
Landlords who are accredited through a recognised scheme such as the London Landlord Accreditation Scheme (LLAS) may be eligible for a discounted rate. Bromley's current discount for accredited landlords reduces the Part B element, bringing the total to approximately £1,248 — a saving of £156 over the 5-year licence period.
Licences are valid for a maximum of 5 years and must be renewed before expiry. Allowing a licence to lapse, even briefly, constitutes an offence under Section 72 of the Housing Act 2004. Bromley does not issue automatic renewals; landlords must submit a fresh application in good time before the expiry date.
How do you apply for an HMO licence in Bromley?
Applications are submitted online through Bromley Council's licensing portal. The process requires landlords to provide detailed information about the property layout, the number of rooms, floor areas, and current or proposed occupancy levels. Room sizes are a critical element: under the national space standards introduced in October 2018, a room used as sleeping accommodation by 1 adult must have a floor area of at least 6.51 square metres. Any room smaller than 4.64 square metres cannot be used as a bedroom at all.
The application also requires you to confirm the property's management arrangements. If a managing agent is appointed, their details must be included and they will be named on the licence. Both the property owner and the named licence holder share legal responsibility for compliance.
What documents do you need to submit?
Bromley requires applicants to upload a current gas safety certificate (issued within the last 12 months), an electrical installation condition report (EICR) valid for no more than 5 years, and fire detection certificates confirming the installed system meets at least Grade D, Category LD2 standard. Evidence of planning permission for HMO use (where required under Article 4 Direction powers) may also be requested.
A floor plan showing room dimensions and the location of fire detection equipment is required with every application. Bromley Council may carry out an inspection of the property before granting the licence, particularly for first-time applicants or where previous enforcement action has been recorded against the landlord or property.
Landlords must also confirm they are a fit and proper person under Section 66 of the Housing Act 2004. Any previous convictions relating to fraud, housing offences, or discrimination within the preceding 5 years are likely to result in refusal.
What happens if you do not have a licence?
Operating a licensable HMO without a licence in Bromley is a criminal offence under Section 72 of the Housing Act 2004. Conviction in a Magistrates' Court can result in an unlimited fine. Alternatively, Bromley Council can issue a civil penalty notice of up to £30,000 per offence without going to court — a faster route councils increasingly prefer.
Beyond the direct fine, tenants living in an unlicensed HMO can apply to the First-tier Tribunal for a Rent Repayment Order (RRO), reclaiming up to 12 months of rent paid during the unlicensed period. With average monthly rents in Bromley running above £700 per room, an RRO across 5 occupants could exceed £42,000 in repayments alone.
A landlord found guilty of an HMO offence may also be entered on the Rogue Landlord Database, which is publicly accessible and can prevent future licence applications across multiple London boroughs.
What does this mean for Bromley landlords right now?
Bromley has not introduced an additional or selective licensing scheme as of mid-2025, which means mandatory licensing is your primary compliance obligation if you have 5 or more occupants. However, even properties below this threshold must comply with the Management of Houses in Multiple Occupation (England) Regulations 2006, which set out structural and management duties that apply to all HMOs regardless of size.
If your property sits at 4 occupants, a single additional tenant triggers full mandatory licensing requirements immediately — including the £1,404 fee, space standard compliance, and fresh documentation. Plan ahead before increasing occupancy rather than retrospectively chasing compliance.
| Council | Licence Type | Fee (5-year) | Occupancy Threshold | Scheme Expiry | Accreditation Discount |
|---|---|---|---|---|---|
| Bromley | Mandatory | £1,404 | 5+ persons, 2+ households | Ongoing (national) | £156 discount (LLAS) |
| Lewisham | Mandatory + Additional | £1,650 | 3+ persons (Additional) | Ongoing | £100 discount |
| Greenwich | Mandatory + Selective | £1,380 | 5+ persons (Mandatory) | Selective scheme: 2027 | £75 discount |
| Croydon | Mandatory + Additional | £1,490 | 3+ persons (Additional) | Additional scheme: 2026 | £120 discount |
| Southwark | Mandatory + Additional | £1,720 | 3+ persons (Additional) | Ongoing | £150 discount |
| Lambeth | Mandatory + Selective | £1,560 | 5+ persons (Mandatory) | Selective scheme: 2026 | £100 discount |
| Bexley | Mandatory only | £1,250 | 5+ persons | Ongoing (national) | No current discount |
A mandatory HMO licence in Bromley costs £1,404 for a 5-year period, split into a non-refundable £468 Part A fee at application and a £936 Part B fee payable on grant. Accredited landlords may pay approximately £1,248 in total.
Any property occupied by 5 or more people forming 2 or more separate households requires a mandatory HMO licence under the Housing Act 2004. This threshold has applied across England since October 2018 and the 3-storey rule no longer applies.
Bromley Council can issue a civil penalty of up to £30,000 per offence for operating an unlicensed HMO. Separately, tenants can apply for a Rent Repayment Order covering up to 12 months of rent, potentially exceeding £42,000 across a 5-person HMO at current Bromley rent levels.
As of mid-2025, Bromley does not operate a selective or additional licensing scheme covering HMOs with fewer than 5 occupants. Mandatory licensing under the national scheme is the only formal licensing requirement, though all HMOs regardless of size must comply with the Management of HMO Regulations 2006.