If your HMO licence is coming up for renewal — or if you are applying for a licence for the first time — 2026 has raised the compliance bar significantly. The Renters' Rights Act, strengthened enforcement powers, and new Awaab's Law provisions have all increased the scrutiny applied to licence applications.
This is the complete certificate checklist for HMO licence renewal across London, updated for 2026. Every item on this list is either a mandatory legal requirement, a standard licence condition, or a requirement so commonly imposed by London councils that you should treat it as mandatory.
Who needs an HMO licence
Mandatory HMO licensing applies to any property occupied by 5 or more people from 2 or more households sharing facilities (kitchen, bathroom, or toilet). This applies regardless of the number of storeys. Since October 2018, the old three-storey requirement was removed — a ground-floor flat let to 5 unrelated people requires a mandatory licence.
Additional and selective licensing means that in many London boroughs, properties with 3 or 4 occupants also require a licence. Boroughs with active additional or selective licensing schemes include Newham (borough-wide), Brent, Tower Hamlets, Southwark, Lambeth, Croydon, Haringey, and Barnet, among others. Check the GLA Property Licence Checker at london.gov.uk for your specific property.
Certificate 1 — EICR (Electrical Installation Condition Report)
Frequency: Every 5 years (or change of tenancy if sooner) From: £67.99
The EICR is the foundational electrical safety certificate for all rental properties including HMOs. For HMOs with multiple bedrooms and high occupancy, the electrical installation is under greater demand than a typical domestic property — making this inspection especially important.
For HMOs with more than one consumer unit (common in larger houses divided into multiple self-contained units), note that our EICR pricing is for one consumer unit. Additional consumer units are charged at £49.99 each.
Book an EICR — from £67.99.
Certificate 2 — Gas Safety Certificate (CP12)
Frequency: Annual From: £64.99
If the property has any gas appliances — a boiler, gas hob, gas fire, or any other gas fitting — an annual CP12 is mandatory. This must be renewed every 12 months without exception.
For HMOs with a central boiler serving multiple rooms, the gas safety certificate covers the boiler and any other gas appliances on the premises. There is no separate certificate per room.
Select the "Boiler check + service" option if the property has a boiler — this is our £84.99 tier and includes a full boiler service alongside the statutory gas safety inspection.
Book a Gas Safety Certificate — from £64.99.
Certificate 3 — Fire Risk Assessment
Frequency: Annual review (or after any significant change) From: £74.99
A Fire Risk Assessment is mandatory for all HMOs under the Regulatory Reform (Fire Safety) Order 2005. It is also a standard licence condition for every London HMO licence application and renewal.
Our assessors are IFSM certified — the Institute of Fire Safety Managers is the accreditation recognised by London councils as demonstrating competence. An IFSM-certified Fire Risk Assessment is far less likely to be challenged by the licensing authority than one carried out by an unqualified person.
The assessment covers all elements of fire safety in the property: means of escape, fire detection system, fire doors, emergency lighting, extinguisher provision, arson risk, and management procedures. It produces a written report with a prioritised action plan.
HMO pricing for FRA:
- Communal area 1–3 floors: £129.99
- 1–3 bedroom property: £139.99
- Up to 4 bedrooms: £179.99
- Up to 5 bedrooms: £189.99
- Up to 6 bedrooms: £249.99
- Up to 7 bedrooms: £299.99
- Up to 8 bedrooms: £349.99
Book a Fire Risk Assessment — from £74.99.
Certificate 4 — Fire Safety Certificate (Smoke and Heat Alarm System)
Frequency: Annual From: £54.99
Every HMO must have a working interlinked smoke and heat alarm system appropriate to the size of the property. The Fire Safety Certificate confirms that the system has been tested, is functioning correctly, and meets the required standard.
Which grade does your HMO need?
Most London HMOs up to 4 floors require a Grade D LD2 system — mains-powered interlinked alarms with battery backup, installed in all bedrooms, corridors, landings, hallways, and a heat alarm in the kitchen. This is the minimum standard for most London licence applications.
HMOs of 3 or more storeys, or larger HMOs with more than 6 occupants, typically require a Grade A LD2 system — a full addressable fire alarm panel wired to mains-powered detectors throughout the building. Check your specific licence conditions.
If your alarm system needs upgrading, our Fire Alarm Installation service starts from £209.99 per alarm point, with full system installations from £3,499.
Book a Fire Safety Certificate — from £54.99.
Certificate 5 — Emergency Lights Certificate
Frequency: Annual (with monthly self-testing logs required) From: £54.99
Emergency lighting is required in HMOs where the escape route is not adequately served by natural light — typically communal corridors, stairwells, and areas where the means of escape would be compromised in a power failure.
Most London HMO licence conditions require emergency lighting in all internal corridors and stairwells. The annual test (a 3-hour full discharge test) must be carried out by a competent person and documented. Monthly flick tests can be carried out by the landlord or managing agent and must be recorded in a log.
Book an Emergency Lights Certificate — from £54.99 for up to 3 light points.
Certificate 6 — PAT Testing (for furnished HMOs)
Frequency: Annual From: £59.99
If you supply any electrical appliances with the property — white goods in shared kitchens (fridge, washing machine, microwave, kettle), television sets, or any other portable appliance — these must be PAT tested annually. This is a standard condition on most London HMO licences.
PAT testing produces a pass/fail label for each appliance and a written register of all items tested. Keep the register as part of your licence compliance documentation.
Book PAT Testing — from £59.99 for up to 10 appliances.
Certificate 7 — EPC (Energy Performance Certificate)
Frequency: Every 10 years (minimum E rating required) From: £89.99
The EPC is required for all rental properties and must show a minimum E rating. From 1 October 2030, the minimum rises to C. For HMOs, you need one EPC covering the whole property (not one per room).
If your EPC shows a D or E rating, start planning improvements now. The cost cap for the 2030 changes is £10,000, and qualifying expenditure from October 2025 onwards counts toward that cap.
Book a Domestic EPC — from £89.99.
The HMO bundle discount — 10% off four certificates
When you book an EICR, Gas Safety Certificate, Fire Risk Assessment, and Fire Safety Certificate together through My Landlord Certificate, a 10% discount is automatically applied at checkout. No code needed.
For a typical 3-bedroom HMO:
- EICR (1–3 bedrooms): £94.99
- Gas Safety CP12 (boiler + service): £84.99
- Fire Risk Assessment (1–3 bedrooms): £139.99
- Fire Safety Certificate (up to 3 alarms): £54.99
- Subtotal: £374.96
- 10% HMO discount: −£37.50
- Total: £337.46
Book the HMO bundle at /hmo-compliance — 10% discount applied automatically.
The full HMO certificate checklist
| Certificate | Frequency | Who provides it | Current status |
|---|---|---|---|
| EICR | Every 5 years | NICEIC approved electrician | — |
| Gas Safety CP12 | Annual | Gas Safe registered engineer | — |
| Fire Risk Assessment | Annual | IFSM certified assessor | — |
| Fire Safety Certificate | Annual | Qualified fire safety engineer | — |
| Emergency Lights Certificate | Annual | Qualified electrician | — |
| PAT Testing | Annual (furnished) | PAT testing engineer | — |
| EPC | Every 10 years | Accredited DEA assessor | — |
| Legionella Risk Assessment | Every 2 years | Qualified assessor | — |
| HMO Licence | Typically 5 years | Local council | — |
For all of the above except the HMO licence itself, book online at My Landlord Certificate or call 020 3996 1070. We cover all 33 London boroughs with next-day appointments and certificates emailed within 24 hours.
Frequently Asked Questions
- What certificates do I need to renew an HMO licence in London?
- The core requirements across all London boroughs are: a valid EICR (5 years), a Gas Safety Certificate (annual, if gas appliances are present), a Fire Risk Assessment (annual), a Fire Safety Certificate for smoke/heat alarms, and an EPC (minimum E rating). Most boroughs also require emergency lights certification and PAT testing for furnished properties. Some boroughs have additional requirements — always check with your specific council.
- How long does an HMO licence last in London?
- Most London councils issue HMO licences for 5 years, though some issue shorter initial licences (1–3 years) for new applicants or properties with compliance issues. Check your existing licence for the expiry date.
- Can I lose my HMO licence for having an expired certificate?
- Yes. Operating an HMO with an expired or lapsed safety certificate breaches the licence conditions and gives the council grounds to revoke the licence, issue a civil penalty of up to £30,000, or in serious cases pursue criminal prosecution. Keeping certificates current is a licence condition, not a suggestion.
- What is the fine for operating an unlicensed HMO?
- Operating an HMO that requires a licence without having one is a criminal offence under section 72 of the Housing Act 2004. The maximum financial penalty is unlimited. Tenants can also apply for a Rent Repayment Order requiring the landlord to repay up to 12 months of rent.
- Do I need a Fire Risk Assessment for a small HMO?
- Yes. The Regulatory Reform (Fire Safety) Order 2005 requires a Fire Risk Assessment for all HMOs, regardless of size. The responsible person (typically the landlord or their agent) must carry out or commission a suitable and sufficient fire risk assessment and implement any recommendations.
- What is the 10% HMO bundle discount?
- When you book an EICR, Gas Safety Certificate, Fire Risk Assessment, and Fire Safety Certificate together through My Landlord Certificate, a 10% discount is automatically applied to your order. This typically saves £30–£50 on the combined booking.
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About the author
My Landlord Certificate
This guide was written and fact-checked by the My Landlord Certificate compliance team and reviewed against current UK legislation by our NICEIC-approved, NAPIT-registered, Gas Safe registered, accredited DEA and NEBOSH-qualified engineers. We help landlords across all 33 London boroughs stay compliant with fixed-price EICR, Gas Safety (CP12), EPC, Fire Risk Assessment and PAT testing.