LetLens / Licensing by council / Haringey

Landlord licensing in Haringey

Mandatory HMO licensing applies across England, so a property in Haringey let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Haringey 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 Haringey 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£1,360 for a 5-bedroom HMO£1360 base + £100/flat over 5
WhereEverywhere in Haringey, as everywhere in England. Scope, fee schedule and source
What Haringey 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£1,360 for a 4-bedroom HMO£1360 base + £100/flat over 5
WhereEverywhere in Haringey. 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£705.84, the same for a rental of any size
Where14 designated wards, not the whole of Haringey. 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: Bounds Green (E05013586), Bruce Castle (E05013587), Harringay (E05013590), Hermitage & Gardens (E05013591), Noel Park (E05013595), Northumberland Park (E05013596), St Ann's (E05013597), Seven Sisters (E05013598), South Tottenham (E05013599), Tottenham Central (E05013601), Tottenham Hale (E05013602), West Green (E05013603), White Hart Lane (E05013604) and Woodside (E05013605). Outside it the right still applies. 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.

Most recent source check: 6 August 2026. Each figure below carries the date its own source was read.

Or open N8 0JQ, a postcode near the centre of Haringey, to see what a full report looks like.

Each scheme in detail, and the evidence behind it

Which properties each scheme catches in Haringey, 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

Set by national law, not by the council. Any property let to five or more people forming two or more households who share a kitchen, bathroom or toilet needs a licence, anywhere in England.

Fee, 5-bed HMO£1,360£1360 base + £100/flat over 5

Where it applies: National scheme
Which properties: Large HMOs occupied by 5 or more people forming 2 or more households, sharing a toilet, bathroom or kitchen; borough-wide (statutory)

The published fee schedule

Base fee: £1,360
Base fee, paid in two parts: £618 on application, then £742 when the licence is granted. The council publishes this split for the base fee only, not for the size charge below.
Size charge: £100 per unit above 5
Licence term: Up to 5 years
Fee schedule dated: 2024-2029 scheme (March 2025 fee structure)

Discounts

Accredited licence holder (LLAS / NRLA / UKALA / ARLA / RICS / Safeagent): £50
Property EPC rating C or above (A, B or C): £50
Accredited licence holder + compliant EPC combined: £100

Other charges

Each additional unit of accommodation above 5 units, added to Part A: £50
Each additional unit of accommodation above 5 units, added to Part B: £50
Paper / assisted application, additional Part A charge: £100

Council source · How to apply · read 6 August 2026

Additional HMO licensing In force

A council may extend HMO licensing to smaller HMOs, typically three or four sharers, across all or part of its area.

Fee, 4-bed HMO£1,360£1360 base + £100/flat over 5

Where it applies: Council-wide
Which properties: All buildings that are Houses in Multiple Occupation as defined by section 254 of the Housing Act 2004 (and section 257 converted blocks of flats), OTHER THAN HMOs subject to mandatory licensing under section 55(2)(a); borough-wide
Designations in force: The London Borough of Haringey Designation of an Area for Additional Licensing of Houses in Multiple Occupation No 4, 2024
Designation period: 17 June 2024 to 16 June 2029

The published fee schedule, identical to the mandatory scheme’s

Base fee: £1,360
Base fee, paid in two parts: £618 on application, then £742 when the licence is granted. The council publishes this split for the base fee only, not for the size charge below.
Size charge: £100 per unit above 5
Licence term: Up to 5 years
Fee schedule dated: 2024-2029 scheme (March 2025 fee structure)

Discounts

Accredited licence holder (LLAS / NRLA / UKALA / ARLA / RICS / Safeagent): £50
Property EPC rating C or above (A, B or C): £50
Accredited licence holder + compliant EPC combined: £100

Other charges

Each additional unit of accommodation above 5 units, added to Part A: £50
Each additional unit of accommodation above 5 units, added to Part B: £50
Paper / assisted application, additional Part A charge: £100

Council source · read 6 August 2026

Selective licensing In force

A council may require a licence for every private rented home in a designated area, whether or not it is an HMO.

Licence fee, any size£705.84

Where it applies: 14 designated wards
Which properties: Any house let or occupied under a tenancy or licence (all privately rented homes let to a single person, two people, or a single household) within the 14 designated wards, unless required to be HMO-licensed or otherwise statutorily exempt
Designations in force: The London Borough of Haringey Council Designation of an Area for Selective Licensing 2022
Designation period: 17 November 2022 to 17 November 2027

The London Borough of Haringey Council Designation of an Area for Selective Licensing 2022 covers Bounds Green, Bruce Castle, Harringay, Hermitage & Gardens, Noel Park, Northumberland Park, Seven Sisters, South Tottenham, St Ann's, Tottenham Central, Tottenham Hale, West Green, White Hart Lane, Woodside.

A designation can cover only part of a named ward, so check the exact address rather than relying on the ward name alone.

The published fee schedule

Fee: £705.84
Paid in two parts: £411.57 on application, then £294.27 when the licence is granted
Licence term: Up to 5 years
Fee schedule dated: 2026/27

Discounts

Accredited landlord / managing agent (LLAS / NRLA / UKALA / ARLA / RICS / Safeagent): £50
Property EPC rating C or above: £50
Own/manage 3+ rented flats in same building (applies to 2nd, 3rd units): £75

Council source · read 6 August 2026

Article 4 and HMO planning permission in Haringey In force

An HMO Article 4 direction is in force in Haringey covering Bounds Green (E05013586), Bruce Castle (E05013587), Harringay (E05013590), Hermitage & Gardens (E05013591), Noel Park (E05013595), Northumberland Park (E05013596), St Ann's (E05013597), Seven Sisters (E05013598), South Tottenham (E05013599), Tottenham Central (E05013601), Tottenham Hale (E05013602), West Green (E05013603), White Hart Lane (E05013604) and Woodside (E05013605), so the permitted-development right to convert a house (C3) into a small HMO (C4) has been removed and planning permission is needed there. We hold 2,909 of Haringey's 4,512 postcodes inside a designated area, about 64.5% of the council.

HMO Article 4 direction, Bounds Green (E05013586), Bruce Castle (E05013587), Harringay (E05013590), Hermitage & Gardens (E05013591), Noel Park (E05013595), Northumberland Park (E05013596), St Ann's (E05013597), Seven Sisters (E05013598), South Tottenham (E05013599), Tottenham Central (E05013601), Tottenham Hale (E05013602), West Green (E05013603), White Hart Lane (E05013604) and Woodside (E05013605)

Article 4 Direction for Houses in Multiple Occupation

Area: Bounds Green (E05013586), Bruce Castle (E05013587), Harringay (E05013590), Hermitage & Gardens (E05013591), Noel Park (E05013595), Northumberland Park (E05013596), St Ann's (E05013597), Seven Sisters (E05013598), South Tottenham (E05013599), Tottenham Central (E05013601), Tottenham Hale (E05013602), West Green (E05013603), White Hart Lane (E05013604) and Woodside (E05013605)
Right removed: C3 to C4 (small HMO)
Made: 15 October 2013
In force from: 30 November 2013

Council notice or order · Boundary map

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 Haringey before you rely on it. Nottingham City Council publishes its version explicitly and is quoted here as a worked example of the approach.

Nottingham City Council, HMO and permitted development. Indicative only, not planning or legal advice.

The research note behind this verdict

Haringey has a non-boroughwide HMO Article 4 Direction confirmed 15 Oct 2013, in force from 30 Nov 2013, removing the C3->C4 (small HMO, GPDO Sch2 Part3 Class L) permitted development right across eastern Haringey. The official haringey.gov.uk page describes coverage using 14 CURRENT (post-2022 boundary review) wards; the saved GeoJSON is the union of those 14 wards' ONS boundaries as an approximation of the effective area. The true Article 4 line was drawn to 2013-era ward boundaries, so ward-edge properties should be verified against the council's official interactive HMO map. A signed Article 4 Direction PDF (~112 KB) and a PDF area map (~795 KB) are linked from the source page but are not directly downloadable via a stable public URL captured here. Separately, HMOs of 7+ occupants (sui generis) need planning permission everywhere in Haringey; that boroughwide requirement is not an Article 4 and is not modelled here.

Haringey Article 4 page · checked 25 July 2026

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 Haringey multiplies the exposure rather than capping it.

Sources: Housing Act 2004 s72 · SI 2026/319 · Renters' Rights Act 2025 s103 · Shelter Legal England. Indicative only, not legal advice.

The letting market in Haringey

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£896 pcmFrom 1,208 room listings in Haringey.
Median whole-property rent£1,908 pcmFrom 266 whole-property listings.
Typical 4-bed rent£2,232 pcmThe comparison a room-by-room let is measured against.
HMO income premium+101%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£560,000Across 392 sales in 2026, all property types, HM Land Registry.
Gross yield, whole let4.1%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 HMO9.6%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£53,085Mean of net small-area median incomes around the council's main listing areas, not a council-wide median.
Postcodes with flood exposure10.6%480 of 4,512 indexed postcodes.
Postcodes in Flood Zone 389 (2.0%)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 £210 a month across Haringey’s outcodes, so the council-wide median above is a starting point rather than the answer for a particular street.

Median room rent by outcode in Haringey
Outcode	Median room rent	Room listings	Check a postcode
N6	£1,040 pcm	56	Check N6
N4	£998 pcm	312	Check N4
N15	£850 pcm	294	Check N15
N17	£850 pcm	270	Check N17
N22	£830 pcm	205	Check N22

Postcode districts in Haringey

Licensing, Article 4 and the fee all turn on the exact address, because a designated area rarely follows the council boundary. LetLens holds 4,512 Haringey 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 Haringey?

How much does an HMO licence cost in Haringey?

£1,360 for a five-bedroom, five-person HMO under the mandatory scheme, from the council's published fee schedule. Fee basis: £1360 base + £100/flat over 5. Larger or smaller properties, and any additional or selective scheme, are priced separately.

Is there an Article 4 direction in Haringey?

Which wards in Haringey are covered by licensing?

Selective licensing under The London Borough of Haringey Council Designation of an Area for Selective Licensing 2022 covers Bounds Green, Bruce Castle, Harringay, Hermitage & Gardens, Noel Park, Northumberland Park, Seven Sisters, South Tottenham, St Ann's, Tottenham Central, Tottenham Hale, West Green, White Hart Lane, Woodside. 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 Haringey?

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 Haringey?

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 Haringey.

Can I convert a house into a small HMO in Haringey 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. Outside the designated area the right still applies. Check the exact address against the boundary before you commit.

About Haringey

Haringey is a local housing authority in London, with a population of about 266,000 and 4,512 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 Haringey

Haringey licensing team · [email protected] · 020 8489 3588