Landlord licence Newham: what you need, where, and what it costs
Do you need a landlord licence in Newham? Almost certainly. Newham's selective licensing covers every ward except Royal Victoria and Stratford Olympic Park until 31 May 2028, and additional HMO licensing covers 3 and 4 person shared homes until 31 December 2027. This page sets out every scheme Newham Council currently runs, the fees as published, and how Newham's rented housing compares with the rest of England and Wales, using Census 2021 figures. We last re-checked the council's pages on 21 October 2026.
Published · Updated
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Newham landlord licensing at a glance
| Scheme | In force? | Where it applies | Dates |
|---|---|---|---|
| Selective licensing | Yes | 22 of 24 wards: all except Royal Victoria and Stratford Olympic Park | 1 June 2023 to 31 May 2028 |
| Additional HMO licensing | Yes | Designated area shown on the council's map (3-4 people, 2+ households) | 1 January 2023 to 31 December 2027 |
| Mandatory HMO licensing | Yes | All of England | Ongoing |
Sources: Newham Council pages listed under Sources, checked 21 October 2026.
How big is the private rented sector in Newham?
At the 2021 Census, 44,479 of Newham's 115,511 households rented privately. That's 38.5% of households, against 20.3% across England and Wales as a whole. By number of privately renting households, Newham ranked 12 of the 331 local authorities in England and Wales; by share it ranked 4. For comparison, 35,579 households (30.8%) owned their home and 32,390 (28.0%) rented socially.
Newham has one of the highest private rented shares in England and Wales, at close to two in five households. It was one of the first councils to use selective licensing on a large scale, and its fee table is one of the most detailed of any London borough.
Newham selective licensing: 22 of 24 wards
Newham's selective licensing designation came into force on 1 June 2023 and ends after 31 May 2028. It covers every ward except Royal Victoria and Stratford Olympic Park: Beckton, Boleyn, Canning Town North, Canning Town South, Custom House, East Ham, East Ham South, Forest Gate North, Forest Gate South, Green Street East, Green Street West, Little Ilford, Manor Park, Maryland, Plaistow North, Plaistow South, Plaistow West & Canning Town East, Plashet, Royal Albert, Stratford, and Wall End & West Ham. Additional HMO licensing, for homes shared by 3 or 4 people from 2 or more households, runs from 1 January 2023 to 31 December 2027 across the area on the council's map.
Newham licence types
Newham publishes fees for selective, additional HMO and mandatory HMO licences. Mandatory HMO fees scale with the number of lettings: from £1,400 for up to 5, £1,550 for 6 to 9, and £1,700 for 10 to 14, continuing upward in the council's table.
Newham discounts
The council lists reduced fees for homes new to the private rented sector with an EPC of C or better, a lower fee for the second and later dwellings in a multi-dwelling application, and discounts for accredited landlords, with a minimum fee of £650 after discounts. Paper applications cost £100 more.
Newham landlord licence fees
As published by the council: selective £750 (£400 plus £350); additional HMO £1,250 (£400 plus £850). New-to-PRS homes with EPC C or better: selective £400, additional £800. Second and later dwellings in a multi-dwelling application: £700. Accredited landlords get £50 off, plus another £50 with EPC C or better (minimum £650). Mandatory HMO from £1,400 for up to 5 lettings. Paper applications add £100.
Do I need a landlord licence in Newham? A quick check
- Count the people and households living in the property. A household is a single person, or members of the same family living together, including couples.
- If 5 or more people from 2 or more households share a kitchen, bathroom or toilet, you need a mandatory HMO licence wherever you are in England.
- Smaller HMOs fall under Newham's additional HMO licence, at £1,250.
- If it's let to one household, one person or two sharers in any ward except Royal Victoria or Stratford Olympic Park, you need a selective licence.
- If none of these apply, you don't need a property licence, but every other landlord duty (gas safety, electrical safety, EPC, deposit protection, smoke and carbon monoxide alarms) still does.
If you let in Newham without a licence
Newham has licensed most of its private rented homes for years, and the council knows where rented homes are. GOV.UK says renting out an unlicensed HMO can mean an unlimited fine, and councils can enforce against unlicensed selective-licensing homes, with tenants able to apply for rent repayment orders. Unless your property is in Royal Victoria or Stratford Olympic Park, assume you need a licence.
Conditions on a Newham licence
Newham's selective licences are for up to five years and can't run past 31 May 2028; additional HMO licences end by 31 December 2027. GOV.UK's standard HMO conditions include sending an updated gas safety certificate each year, maintaining smoke alarms and providing electrical safety certificates on request.
Keeping Newham licence paperwork in order with Gaffy
Newham landlords with several licensed flats need certificates organised by address. Gaffy gives each property a vault for its gas safety certificate, EICR and EPC with expiry dates flagged, and lets tenants report repairs with photos through a phone link. Gaffy is £12 a month for up to 5 properties, plus £4 a month for each extra property, with the first month free, and we'll set your properties up on request. We don't apply for licences.
FAQ
How much is a Newham landlord licence?
£750 for a selective licence and £1,250 for an additional HMO licence, as published by the council.
When does Newham's selective licensing end?
The designation came into force on 1 June 2023 and ends after 31 May 2028. Additional HMO licensing ends on 31 December 2027.
Are there discounts in Newham?
Yes, for EPC C or better, accreditation and multi-dwelling applications, with a minimum fee of £650.
Does it cost more to apply on paper?
Yes, £100 more.
Which Newham wards don't need a selective licence?
Royal Victoria and Stratford Olympic Park.
How many people rent privately in Newham?
At the 2021 Census, 44,479 households in Newham rented privately, 38.5% of all households (ONS, Census 2021 table TS054).
Is this legal advice?
No. It's general information drawn from Newham Council's published pages, checked 21 October 2026. Schemes and fees in Newham can change, so confirm with the council before you let or apply.
Other landlord rules
- Gas Safety Certificate for Landlords: Rules, Cost and Renewal
- EICR for Landlords: When You Need One, How Often and What C1, C2, C3 and FI Mean
- Landlord Compliance Checklist UK 2026 (Free Printable PDF)
- EPC Rules for Landlords in England and Wales: Minimum Rating, Expiry and Penalties
- Deposit Protection for Landlords: The 30-Day Rule and Prescribed Information
- Pricing
- Gas safety certificate expiry calculator
Sources
- Newham Council, rented property licensing
- Newham Council, selective licensing
- Newham Council, designation of an area for additional licensing
- Newham selective licensing public notice 2023 (hosted by London Property Licensing)
- ONS, Census 2021, TS054 Tenure, via Nomis
- GOV.UK, House in multiple occupation licence
- GOV.UK, Selective licensing in the private rented sector: a guide for local authorities
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