LetLens / Licensing by council / Ealing
Landlord licensing in Ealing
Mandatory HMO licensing applies across England, so a property in Ealing let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Ealing 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 an Ealing 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 Ealing, as everywhere in England. Scope, fee schedule and source
- What Ealing 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£1,300 for a 4-bedroom HMO£1300 base + £50/unit over 4
WhereEverywhere in Ealing. 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£750, the same for a rental of any size
Where15 designated wards, not the whole of Ealing. 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 W13 0HH, a postcode near the centre of Ealing, to see what a full report looks like.
Each scheme in detail, and the evidence behind it
Which properties each scheme catches in Ealing, 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
- HMOs with 5+ occupants forming 2+ households sharing amenities (Housing Act 2004 s254/s55; mandatory since 2006, storey test removed Oct 2018)
The published fee schedule
- Licence term
- Up to 5 years
- Fee schedule dated
- 2024
| Size | Fee | Part 1 + part 2 |
|---|---|---|
| 1 to 5 | £1,500 | £500 + £1,000 |
| 6 to 7 | £1,600 | £600 + £1,000 |
| 8 to 10 | £1,700 | £700 + £1,000 |
| 11 to 15 | £1,800 | £800 + £1,000 |
| 16 to 19 | £1,900 | £900 + £1,000 |
| 20 or more | £2,000 | £1,000 + £1,000 |
Discounts
- Accredited landlord (LLAS/NRLA/Safeagent/ARLA): £75
- EPC rating A-C: £50
Additional HMO licensing In force
Fee, 4-bed HMO£1,300£1300 base + £50/unit over 4
- Where it applies
- Council-wide
- Which properties
- All s254 HMOs let to 3+ occupiers in 2+ households sharing/lacking amenities (i.e. 3-4 occupant HMOs not caught by mandatory), plus s257 converted-building HMOs (3+ self-contained flats, same ownership, non-Building-Regs-compliant) other than those of no more than two flats
- Designations in force
- London Borough of Ealing Designation of an Area for Additional Licensing of Houses in Multiple Occupation 2022
- Designation period
- 1 April 2022 to 31 March 2027
The published fee schedule
- Base fee
- £1,300
- Base fee, paid in two parts
- £300 on application, then £1,000 when the licence is granted
- Size charge
- £50 per unit above 4
- Renewal
- £1,300
- Licence term
- Up to 5 years
- Fee schedule dated
- 2024
Discounts
- Accredited landlord (LLAS/NRLA/Safeagent/ARLA): £75
- EPC rating A-C: £50
Other charges
- Section 257 HMO licence - Part A (application): £400
- Section 257 HMO licence - Part B (on grant); s257 total GBP1100: £700
- Paper application (added to Part A): £100
- Council assistance to complete application (application fee plus): £50
- Increase in occupiers/households - per additional habitable room: £50
Selective licensing In force
Licence fee, any size£750
- Where it applies
- 15 designated wards
- Which properties
- Any house let to a single household or to two unrelated sharers (non-HMO private rented dwellings) within the designated wards; excludes properties requiring an HMO licence and RSL/exempt lettings
- Designations in force
- London Borough of Ealing Designation 1 of an Area for Selective Licensing 2022
London Borough of Ealing Designation 2 of an Area for Selective Licensing 2022 - Designation period
- 1 April 2022 to 31 March 2027
3 January 2023 to 2 January 2028
London Borough of Ealing Designation 1 of an Area for Selective Licensing 2022 covers East Acton, Southall Broadway, Southall Green.
London Borough of Ealing Designation 2 of an Area for Selective Licensing 2022 covers Acton Central, Dormers Wells, Greenford Broadway, Greenford Green, Hanger Hill, Hobbayne, Lady Margaret, North Greenford, Northolt Mandeville, Northolt West End, Perivale, South Acton.
The published fee schedule
- Fee
- £750
- Paid in two parts
- £250 on application, then £500 when the licence is granted
- Renewal
- £750
- Licence term
- Up to 5 years
- Fee schedule dated
- 2024
Discounts
- Accredited landlord (LLAS/NRLA/Safeagent/ARLA): £75
- EPC rating A-C: £50
- 10% for 2+ flats in same building same ownership (selective only): £0
Article 4 and HMO planning permission in Ealing In force
2 HMO Article 4 directions are in force in Ealing 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 Ealing's 6,595 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 October 2024
- In force from
- 14 November 2025
HMO Article 4 direction, part of the council area, see the direction below
- Area
- part of the council area, see the direction below
- Right removed
- C3 to C4 (small HMO)
- Made
- 30 October 2024
- In force from
- 30 October 2024
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 Ealing 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 Ealing multiplies the exposure rather than capping it.
The letting market in Ealing
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£875 pcmFrom 956 room listings in Ealing.
- Median whole-property rent£1,844 pcmFrom 261 whole-property listings.
- Typical 4-bed rent£3,173 pcmThe comparison a room-by-room let is measured against.
- HMO income premium+38%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£500,000Across 525 sales in 2026, all property types, HM Land Registry.
- Gross yield, whole let4.4%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 HMO10.5%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£47,340Mean of net small-area median incomes around the council's main listing areas, not a council-wide median.
- Postcodes with flood exposure2.4%157 of 6,595 indexed postcodes.
- Postcodes in Flood Zone 3114 (1.7%)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 £230 a month across Ealing’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 |
|---|---|---|---|
| W5 | £990 pcm | 312 | Check W5 |
| W7 | £888 pcm | 102 | Check W7 |
| UB6 | £800 pcm | 217 | Check UB6 |
| UB1 | £800 pcm | 101 | Check UB1 |
| UB5 | £760 pcm | 123 | Check UB5 |
Postcode districts in Ealing
Licensing, Article 4 and the fee all turn on the exact address, because a designated area rarely follows the council boundary. LetLens holds 6,595 Ealing 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 Ealing?
Mandatory HMO licensing applies across England, so a property in Ealing let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Ealing 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 15 designated wards.
How much does an HMO licence cost in Ealing?
£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 Ealing?
2 HMO Article 4 directions are in force in Ealing 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 Ealing's 6,595 postcodes is inside a designated area.
Which wards in Ealing are covered by licensing?
Selective licensing under London Borough of Ealing Designation 1 of an Area for Selective Licensing 2022 covers East Acton, Southall Broadway, Southall Green. Selective licensing under London Borough of Ealing Designation 2 of an Area for Selective Licensing 2022 covers Acton Central, Dormers Wells, Greenford Broadway, Greenford Green, Hanger Hill, Hobbayne, Lady Margaret, North Greenford, Northolt Mandeville, Northolt West End, Perivale, South Acton. 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 Ealing?
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 Ealing?
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 Ealing.
Can I convert a house into a small HMO in Ealing 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 Ealing, so there is no part of the council where the right still applies.
About Ealing
Ealing is a local housing authority in London, with a population of about 340,000 and 6,595 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 Ealing
Ealing licensing team · [email protected] · 020 8825 9512