LetLens / Licensing by council / Barking and Dagenham
Landlord licensing in Barking and Dagenham
Mandatory HMO licensing applies across England, so a property in Barking and Dagenham let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Barking and Dagenham also runs additional HMO licensing and selective licensing, which can bring smaller HMOs, or every private rental, into licensing.
The licence you need turns on who lives in the property. Find the line that describes your let.
- Required by national lawThe same in all 296 English councils. Not a Barking and Dagenham decision.
Your propertyLet to 5 or more people forming 2 or more households who share a kitchen, bathroom or toilet
You needMandatory HMO licence In force England-wide
It costs£1,500 for a 5-bedroom HMOband 1-5 bedrooms
WhereEverywhere in Barking and Dagenham, as everywhere in England. Scope, fee schedule and source
- What Barking and Dagenham requires on topSchemes this council chose to run, and what differs from the council next door.
Your propertyA smaller shared house the national scheme does not reach, typically 3 or 4 sharers forming 2 or more households
You needAdditional HMO licence In force
It costs£1,400, the same for an HMO of any size
WhereEverywhere in Barking and Dagenham. Scope, fee schedule and source
Your propertyLet privately inside a designated area, whether or not it is an HMO
You needSelective licence In force
It costs£950, the same for a rental of any size
Where19 designated wards, not the whole of Barking and Dagenham. Scope, fee schedule and source
- Planning permission, a separate questionNot licensing. Whether you may create an HMO at all, decided by the council’s planning side.
Your planConverting a house (use class C3) into a small HMO (use class C4)
You needPlanning permission In force
WhereInside the designated area: the whole council area. There is no part of the council outside it. The direction, its dates and its boundary
Each fee is for the example property named on its own line, from the council’s published schedule. Other sizes are priced separately; the full schedules, discounts and surcharges are below.
Or open RM9 5YX, a postcode near the centre of Barking and Dagenham, to see what a full report looks like.
Each scheme in detail, and the evidence behind it
Which properties each scheme catches in Barking and Dagenham, in the council’s own words, with the designations in force, the whole published fee schedule and the source for every figure. The three regimes can stack: a property can need a licence under one and still be caught by another.
Mandatory HMO licensing In force England-wide
Fee, 5-bed HMO£1,500band 1-5 bedrooms
- Where it applies
- National scheme
- Which properties
- 5+ occupants, 2+ households
The published fee schedule
- Fee schedule dated
- 2025
| Size | Fee | Part 1 + part 2 |
|---|---|---|
| 1 to 5 | £1,500 | £1,000 + £500 |
| 6 to 9 | £1,600 | £1,000 + £600 |
| 10 to 14 | £1,700 | £1,000 + £700 |
| 15 to 19 | £1,800 | £1,000 + £800 |
| 20 or more | £2,000 | £1,000 + £1,000 |
Discounts
- Silver compliance award (discount on Part B): £200
- Gold compliance award (discount on Part B): £250
Other charges
- Specialist assistance base fee, up to 5 habitable rooms (plus per-room): £170
- Specialist assistance base fee, 6-9 habitable rooms (plus per-room): £180
- Specialist assistance base fee, 10-14 habitable rooms (plus per-room): £190
- Specialist assistance base fee, 15-19 habitable rooms (plus per-room): £200
- Specialist assistance base fee, 20+ habitable rooms (plus per-room): £210
- Specialist assistance per habitable room addition: £10
Additional HMO licensing In force
Licence fee, any size£1,400
- Where it applies
- Council-wide
- Which properties
- HMOs occupied by 3 or 4 people forming 2 or more households, not covered by mandatory licensing
- Designations in force
- London Borough of Barking and Dagenham Designation of an Area for Additional Licensing of Houses in Multiple Occupation 2025
- Designation period
- 9 January 2025 to 8 January 2030
The published fee schedule
- Fee
- £1,400
- Paid in two parts
- £1,000 on application, then £400 when the licence is granted
- Fee schedule dated
- 2025
Discounts
- Silver compliance award (discount on Part B): £200
- Gold compliance award (discount on Part B): £250
Selective licensing In force
Licence fee, any size£950
- Where it applies
- 19 designated wards
- Which properties
- All privately rented residential accommodation (single household / non-HMO lets) within the three designated areas, unless statutorily exempt
- Designations in force
- London Borough of Barking and Dagenham Designation of Areas for Selective Licensing 2025
- Designation period
- 6 April 2025 to 5 April 2030
London Borough of Barking and Dagenham Designation of Areas for Selective Licensing 2025 covers Abbey, Alibon, Barking Riverside, Beam, Becontree, Chadwell Heath, Eastbrook & Rush Green, Eastbury, Gascoigne, Goresbrook, Heath, Longbridge, Mayesbrook, Northbury, Parsloes, Thames View, Valence, Village, Whalebone.
The published fee schedule
- Fee
- £950
- Paid in two parts
- £650 on application, then £300 when the licence is granted
- Fee schedule dated
- 6 April 2025
Discounts
- Silver compliance award (discount on Part B): £200
- Gold compliance award (discount on Part B): £250
Article 4 and HMO planning permission in Barking and Dagenham In force
An HMO Article 4 direction is in force in Barking and Dagenham covering the whole council area, so the permitted-development right to convert a house (C3) into a small HMO (C4) has been removed and planning permission is needed there. Every one of Barking and Dagenham's 3,066 postcodes is inside a designated area.
HMO Article 4 direction, the whole council area
- Area
- the whole council area
- Right removed
- C3 to C4 (small HMO)
- Made
- 30 March 2011
- Confirmed
- 22 February 2012
- In force from
- 14 May 2012
A licence is not planning permission
These are two separate consents from two separate parts of the council, and getting one does not give you the other. A licensing team can grant an HMO licence for a property that needed planning permission and never got it.
Where the permission was needed and is missing, the usual consequence lands on the licence. Councils commonly grant a short licence, often twelve months rather than the full term, to give the owner time to apply. If permission is not applied for, is refused, or an appeal fails, the council will generally refuse to extend and let the licence expire, and will generally refuse a fresh application outright once permission has been finally refused. At that point the property cannot lawfully be let as an HMO at all.
This is council practice rather than a statutory rule, and it varies, so confirm it with Barking and Dagenham before you rely on it. Nottingham City Council publishes its version explicitly and is quoted here as a worked example of the approach.
The research note behind this verdict
What happens if you let without a licence
Letting or managing an unlicensed property that needs a licence is a criminal offence, under section 72 of the Housing Act 2004 for an HMO and section 95 for a property caught by selective licensing. A council can prosecute, or impose a civil penalty instead. For conduct on or after 1 May 2026 that penalty can be up to £40,000 per offence, raised from £30,000 by the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026. Tenants and the council can also apply for a rent repayment order, which for conduct from the same date can claw back up to two years of rent, up from one, under section 103 of the Renters' Rights Act 2025.
Both of those maxima apply only to conduct on or after 1 May 2026. Earlier conduct is still judged against the old £30,000 and twelve-month limits. Each breach is normally penalised separately, so an unlicensed portfolio in Barking and Dagenham multiplies the exposure rather than capping it.
The letting market in Barking and Dagenham
Licensing is only one side of the sum. These are medians from real listings we have collected, with the number of listings behind each one, because a median over a handful of adverts is a different claim from a median over hundreds.
- Median room rent£800 pcmFrom 627 room listings in Barking and Dagenham.
- Median whole-property rent£1,985 pcmFrom 231 whole-property listings.
- Typical 4-bed rent£2,656 pcmThe comparison a room-by-room let is measured against.
- HMO income premium+51%Five rooms let individually against one four-bedroom whole-property let, before the extra cost, licensing and voids that come with an HMO.
- Median sale price£385,000Across 277 sales in 2026, all property types, HM Land Registry.
- Gross yield, whole let6.2%Median whole-property rent for a year against the median sale price. Before voids, management, repairs, licensing and finance, all of which a real return has to carry.
- Gross yield, 5-room HMO12.5%Five rooms at the median room rent against the same median sale price. The higher figure is what pays for the licence, the extra management and the higher voids, rather than being profit on top of them.
- Typical household income£46,818Mean of net small-area median incomes around the council's main listing areas, not a council-wide median.
- Postcodes with flood exposure18.2%559 of 3,066 indexed postcodes.
- Postcodes in Flood Zone 3465 (15.2%)The Environment Agency's highest-probability zone. Lenders and insurers ask about this one by name, and it is a subset of the exposure above.
Room rent by outcode
Room rent varies by £150 a month across Barking and Dagenham’s outcodes, so the council-wide median above is a starting point rather than the answer for a particular street.
| Outcode | Median room rent | Room listings | Check a postcode |
|---|---|---|---|
| IG11 | £850 pcm | 341 | Check IG11 |
| RM8 | £850 pcm | 25 | Check RM8 |
| RM6 | £760 pcm | 26 | Check RM6 |
| RM10 | £750 pcm | 124 | Check RM10 |
| RM9 | £700 pcm | 111 | Check RM9 |
Postcode districts in Barking and Dagenham
Licensing, Article 4 and the fee all turn on the exact address, because a designated area rarely follows the council boundary. LetLens holds 3,066 Barking and Dagenham postcodes. Open one of its postcode districts to see the verdict, the local rent evidence and the investment model.
Common questions
Do I need an HMO licence in Barking and Dagenham?
Mandatory HMO licensing applies across England, so a property in Barking and Dagenham let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Barking and Dagenham also runs additional HMO licensing and selective licensing, which can bring smaller HMOs, or every private rental, into licensing. Additional HMO licensing applies across the whole council. Selective licensing covers 19 designated wards.
How much does an HMO licence cost in Barking and Dagenham?
£1,500 for a five-bedroom, five-person HMO under the mandatory scheme, from the council's published fee schedule. Fee basis: band 1-5 bedrooms. Larger or smaller properties, and any additional or selective scheme, are priced separately.
Is there an Article 4 direction in Barking and Dagenham?
An HMO Article 4 direction is in force in Barking and Dagenham covering the whole council area, so the permitted-development right to convert a house (C3) into a small HMO (C4) has been removed and planning permission is needed there. Every one of Barking and Dagenham's 3,066 postcodes is inside a designated area.
Which wards in Barking and Dagenham are covered by licensing?
Selective licensing under London Borough of Barking and Dagenham Designation of Areas for Selective Licensing 2025 covers Abbey, Alibon, Barking Riverside, Beam, Becontree, Chadwell Heath, Eastbrook & Rush Green, Eastbury, Gascoigne, Goresbrook, Heath, Longbridge, Mayesbrook, Northbury, Parsloes, Thames View, Valence, Village, Whalebone. A designation can cover only part of a named ward, so check the exact address rather than relying on the ward name alone.
What is the penalty for letting an unlicensed property in Barking and Dagenham?
Letting or managing a property that needs a licence without one is a criminal offence under the Housing Act 2004. The council can prosecute or impose a civil penalty, which for conduct on or after 1 May 2026 can be up to £40,000 per offence, raised from £30,000 by the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026. Tenants or the council can also seek a rent repayment order covering up to two years of rent for conduct from that date, up from one year, under section 103 of the Renters' Rights Act 2025. Each breach is normally penalised separately. Indicative only, not legal advice.
Do I need planning permission for an HMO in Barking and Dagenham?
Where an Article 4 direction applies, yes: it removes the permitted-development right to change a house (use class C3) into a small HMO (use class C4), so that change needs a planning application. An HMO for seven or more residents needs permission anywhere, Article 4 or not. Planning is separate from licensing, and a licence does not give you permission. Where permission was needed and not obtained, councils commonly grant a licence for about twelve months rather than the full term, and generally refuse to extend it if permission is not then granted, which leaves the property unable to be let as an HMO. Practice varies by council, so confirm it with Barking and Dagenham.
Can I convert a house into a small HMO in Barking and Dagenham without planning permission?
Not inside the Article 4 area. The direction removes the permitted-development right, so a change of use from C3 to C4 needs a planning application. The direction covers the whole of Barking and Dagenham, so there is no part of the council where the right still applies.
About Barking and Dagenham
Barking and Dagenham is a local housing authority in London, with a population of about 214,000 and 3,066 live postcodes indexed by LetLens. It is the licensing authority for every private rented property inside its boundary, and the local planning authority that decides whether an Article 4 direction applies.
Nearby councils
Licensing stops at the council boundary, so a street on the other side of it can carry a different scheme and a different fee.
Contact Barking and Dagenham
Barking and Dagenham licensing team · [email protected] · 020 8724 8898