NICEIC · Gas Safe · IFSM · London & M25
HMO Compliance Certificates London
Every certificate your HMO licence requires — from a single provider. EICR, Gas Safety CP12, Fire Risk Assessment, EPC, Emergency Lights, PAT Testing, Fire Door Certificate, and Legionella Risk Assessment. Fixed prices, next-day appointments across all 33 London boroughs. Certificate emailed within 24 hours.
- Services
- 9 in one place
- Coverage
- All 33 boroughs
- Delivery
- Within 24 hours
- Booking
- Online, instant
What certificates does an HMO licence require in London?
Every London HMO licence application requires a specific set of safety certificates before the council will grant or renew a licence. While exact requirements vary by borough, the core compliance checklist is consistent across all 33 London councils. Missing a single certificate is the most common reason HMO licence applications are delayed or refused.
The certificates required fall into three broad categories: electrical safety, fire safety, and general property compliance. London councils have significantly strengthened their enforcement since 2022 following the Fire Safety (England) Regulations 2022 and the Building Safety Act 2023, and HMO inspections now routinely check that all certificates are current, correctly issued, and produced by a suitably qualified person.
Operating an unlicensed HMO is a criminal offence under section 72 of the Housing Act 2004. Penalties include an unlimited fine, a Rent Repayment Order of up to 12 months' rent, and potential disqualification as a landlord. Councils can also issue civil penalty notices of up to £30,000 per offence as an alternative to prosecution.
The complete HMO compliance certificate checklist
Nine certificates. Fixed prices. All from one provider.
Electrical Installation Condition Report
LEGALLY REQUIRED- Required
- Every 5 years (or change of tenancy)
- Law
- Electrical Safety Standards in the Private Rented Sector Regulations 2020
Essential for HMO licence application
Gas Safety Certificate (CP12)
LEGALLY REQUIRED- Required
- Annually
- Law
- Gas Safety (Installation & Use) Regulations 1998
Fire Risk Assessment
LEGALLY REQUIRED- Required
- Annually (review) — new assessment on any significant change
- Law
- Regulatory Reform (Fire Safety) Order 2005
Mandatory for all HMO licence applications. Must be conducted by a competent person — our assessors are IFSM certified.
Fire Safety Certificate (Smoke & Heat Alarm System)
LEGALLY REQUIRED- Required
- Annual check
- Law
- Housing Act 2004, HMO licence conditions
Grade D LD2 minimum for most HMOs. Grade A panel for 3+ storey HMOs.
Emergency Lights Certificate
REQUIRED FOR MOST HMOs- Required
- Annual
- Law
- BS 5266-1, HMO licence conditions
Required in HMOs with internal escape routes or shared corridors. Monthly flick tests and annual 3-hour test documented.
Energy Performance Certificate
LEGALLY REQUIRED- Required
- Every 10 years (minimum E rating required)
- Law
- Energy Performance of Buildings Regulations 2012 / MEES Regulations 2018
An EPC below E means the property cannot legally be let. New proposals may raise the minimum to C by 2028.
PAT Testing
REQUIRED FOR FURNISHED HMOs- Required
- Recommended annually (required by most HMO licence conditions for furnished properties)
- Law
- HMO Management Regulations 2006 / Electricity at Work Regulations 1989
Required if you supply any electrical appliances — white goods in shared kitchens, kettles, microwaves, TVs.
Fire Door Certificate
LEGALLY REQUIRED- Required
- Annual inspection (quarterly for buildings over 11m)
- Law
- Fire Safety (England) Regulations 2022
Required for all fire doors on escape routes. Quarterly checks for buildings above 11 metres.
Legionella Risk Assessment
LEGALLY REQUIRED- Required
- Every 2 years (or when water system changes)
- Law
- ACoP L8, Health and Safety at Work Act 1974
HMOs are higher risk due to multiple shower systems and periods of vacancy. HSE considers landlords duty holders.
HMO certificate renewal schedule at a glance
| Certificate | Frequency | Typical cost |
|---|---|---|
| Gas Safety CP12 | Every 12 months | from £49.99 |
| Fire Risk Assessment | Annually | from £74.99 |
| Fire Safety Certificate | Annually | from £54.99 |
| Emergency Lights Certificate | Annually | from £54.99 |
| PAT Testing | Annually | from £59.99 |
| Fire Door Certificate | Annually | from £129.99 |
| EICR | Every 5 years | from £67.99 |
| EPC | Every 10 years | from £89.99 |
| Legionella Risk Assessment | Every 2 years | £299.99 |
Renewal frequencies shown are the legal minimum. London borough HMO licence conditions may require more frequent checks — always verify with your specific council.
Why London HMO landlords choose My Landlord Certificate
One provider for everything
You need 9 different certificates. Most landlords deal with 4–5 different contractors to get them all. We provide every certificate an HMO licence requires — booked through one platform, coordinated by one team.
IFSM certified fire assessors
Our Fire Risk Assessors are certified by the Institute of Fire Safety Managers (IFSM) — the standard recognised by London councils. An IFSM-certified FRA is far less likely to be challenged during the licence application.
Fixed prices, no surprises
Every price on our site is the price you pay. No call-out charges, no hidden extras beyond the Congestion Zone (£20) and no free parking surcharge (£10).
Same-week appointments
Most certificates can be arranged within 48 hours. For urgent HMO licence deadlines, call 020 3996 1070 and we will do our best to prioritise your booking.
Which fire alarm grade does your HMO need?
Fire alarm grading is one of the most confusing areas of HMO compliance. The grade required depends on the number of storeys and occupants — and London boroughs interpret the rules differently. Here is a plain-English guide to the two grades most HMO landlords will encounter.
Mains-powered interlinked smoke and heat alarms with battery backup. Required in all bedrooms, communal corridors, hallways, and landings, with a heat alarm (not smoke) in the kitchen.
This is the minimum standard for most London HMOs with up to four floors and up to six occupants. The alarms must be interlinked so that activation of any alarm triggers all alarms in the property.
A centrally monitored fire alarm panel with mains-powered detectors wired directly to the panel. Required in HMOs of three or more storeys, or where the local authority specifies it.
Many London boroughs — including Tower Hamlets, Newham, and Hackney — require Grade A LD2 for all licensable HMOs regardless of the number of storeys. A panel system requires commissioning by a qualified engineer and an annual service certificate.
Heat alarm in the kitchen — not smoke
A smoke alarm in the kitchen will constantly false-alarm from cooking fumes, causing tenants to disable it. The correct detector for kitchens is a heat alarm, which triggers only when the temperature rises above a fixed threshold. Using the wrong type is a common finding in HMO fire risk assessments.
Interlinked means all alarms sound together
For both Grade D and Grade A systems, interlinked means that if one detector is triggered, every alarm in the property sounds simultaneously. In an HMO with six separate bedrooms, a fire starting in a ground floor kitchen must wake up a tenant sleeping on the top floor. Non-interlinked alarms do not meet this requirement.
HMO licensing in London — what you need to know about your borough
Mandatory HMO licensing applies across all 33 London boroughs for properties occupied by 5 or more people from 2 or more households sharing facilities. Since October 2018 the previous three-storey minimum was removed — a ground-floor flat let to five unrelated tenants now requires a mandatory licence regardless of the number of floors.
Beyond mandatory licensing, many London boroughs operate additional licensing schemes covering smaller HMOs of 3 or 4 occupants, and selective licensing schemes covering all privately rented properties in designated areas. If your property falls within an additional or selective scheme, all the same compliance certificate requirements apply.
The following boroughs operate additional or selective licensing schemes that are known to be active in 2026. This list is illustrative — always verify current scheme status directly with your borough:
Newham
Borough-wide scheme, 3+ persons
Brent
Additional scheme active
Tower Hamlets
Mandatory + additional scheme
Southwark
Selective licensing in parts
Lambeth
Selective in designated wards
Croydon
Selective in designated areas
Haringey
Additional and selective schemes
Barnet
Selective licensing in parts
HMO compliance — frequently asked questions
Get your HMO fully compliant — book all certificates today
Call us on 020 3996 1070 to discuss your HMO compliance requirements and we will arrange all inspections in as few visits as possible. Or book individual services online right now.
Fixed prices · All 33 London boroughs · Certificate emailed within 24 hours