HMO Licensing Kingston upon Thames: Mandatory Licence Fee Starts at £1,411

What Triggers the HMO Licensing Requirement?

Mandatory HMO licensing is triggered by Part 2 of the Housing Act 2004. In Kingston upon Thames, the standard national threshold applies: a property must be licensed if it is occupied by 5 or more persons from 2 or more separate households, it is their only or main residence, and at least one occupant pays rent. This includes traditional shared houses, bedsit-style properties with shared facilities, and converted flats where the conversion does not meet the 1991 Building Regulations standard.

From 1 October 2018, the government extended mandatory licensing to remove the previous 3-storey rule, meaning a single-storey flat housing 5 qualifying occupants in Kingston upon Thames now requires a licence just as a 4-storey Victorian terrace would. Landlords who were previously outside the licensing net because their property had fewer than 3 storeys must have been licensed since that date or face retrospective enforcement.

Additional licensing schemes, which cover smaller HMOs below the mandatory threshold, can be introduced by local councils. Landlords in Kingston upon Thames should check directly with the Royal Borough whether any additional licensing designation is in force, as these schemes typically run for 5-year periods and can expire or be renewed without wide publicity.

What Does an HMO Licence Cost in Kingston upon Thames?

The Royal Borough of Kingston upon Thames charges a mandatory HMO licence fee of £1,411 for a standard property. This fee covers a 5-year licence period, making the annualised cost approximately £282 per year. Fees are subject to review and landlords renewing after a scheme renewal should budget for increases of between 5% and 15% in line with inflationary pressures seen across London boroughs.

Some councils apply a discount for landlords holding accreditation through schemes such as the London Landlord Accreditation Scheme (LLAS). Landlords in Kingston upon Thames who hold current LLAS accreditation should enquire with the licensing team whether a reduced fee applies, as discounts of up to £100 have been available historically on comparable schemes in neighbouring boroughs.

There is no partial refund if a licence is surrendered early. If you sell a licensed property within the 5-year period, the licence is not transferable to the buyer; the new owner must apply and pay in full.

How Do You Apply for an HMO Licence in Kingston upon Thames?

Applications for HMO licensing in Kingston upon Thames are submitted online through the Royal Borough's portal. You must be, or nominate, a fit and proper person as the licence holder. The council will carry out checks against the database of rogue landlords and property agents, which was established under the Housing and Planning Act 2016. Any entry on that database since its 6 April 2018 launch will result in refusal.

A property inspection is typically required before a licence is granted. The council's environmental health officers assess compliance against the Housing Health and Safety Rating System (HHSRS) and the Licensing and Management of Houses in Multiple Occupation Regulations 2006. Room sizes are checked: the minimum sleeping room size for a single adult is 6.51 square metres, and for two adults sharing, 10.22 square metres. Any room below 4.64 square metres cannot be used as sleeping accommodation under any circumstances.

Applications should be submitted before a licensable property is occupied. If you are purchasing a property that is already operating as an HMO with 5 or more occupants, you must apply within 28 days of completing the purchase to avoid an unlicensed period.

What Documents Do You Need to Apply?

You will need to provide a scaled floor plan showing each room's dimensions, a current gas safety certificate dated within the past 12 months, an electrical installation condition report (EICR) valid for a maximum of 5 years, and evidence of working smoke and carbon monoxide alarms. You will also need a copy of a current energy performance certificate (EPC) and, where relevant, planning permission confirming the property's lawful use as an HMO (use class C4 or sui generis for 7 or more occupants).

Proof of buildings insurance and a copy of your tenancy agreements may also be requested. The council has 35 days to determine a completed application once all documents have been received and the fee paid.

What Happens If You Don't Have a Licence?

Operating a licensable HMO without a licence in Kingston upon Thames is a criminal offence under Section 72 of the Housing Act 2004. The council may prosecute in the Magistrates' Court, where there is an unlimited fine, or issue a civil penalty notice of up to £30,000 per offence. A single property with multiple unlicensed breaches can therefore generate penalties exceeding £30,000 in total.

Beyond the fine, tenants in an unlicensed property can apply to the First-tier Tribunal for a Rent Repayment Order (RRO) covering up to 12 months of rent paid during the unlicensed period. On a property with 5 tenants each paying £800 per month, a successful RRO could require repayment of up to £48,000.

Conviction or a civil penalty also triggers consideration for inclusion on the rogue landlord database, which bars you from managing licensed properties for a minimum of 5 years.

What This Means for Landlords in Kingston upon Thames

The licensing regime in Kingston upon Thames is not a bureaucratic formality. The £1,411 fee and the compliance standards attached to it — room sizes, fire safety, electrical certification — represent the council's enforceable minimum standard for shared accommodation. With civil penalties now routinely exceeding £10,000 in London boroughs, and tenant awareness of Rent Repayment Orders growing year on year, unlicensed operation carries a level of financial exposure that dwarfs the cost of compliance. Apply before you let, ensure your documents are current, and renew before your 5-year licence expires.