Newham landlord licence: rules, fees, and deadlines explained

Last updated 2026-07-26

what is the newham landlord licence and who needs one

Newham was the first London borough to bring in borough-wide selective licensing for private rented homes, starting in 2013, and it has renewed the scheme since. If you rent out a residential property anywhere in Newham, on an assured shorthold tenancy or similar arrangement, you almost certainly need a licence from the council before a tenant moves in. This is different from most of England, where selective licensing only applies to specific streets or wards a council has designated as having problems with anti-social behavior, poor property conditions, or high turnover of tenants. Newham got special dispensation from central government to license the whole borough because of the scale of its private rented sector and the state of housing conditions officers found when they surveyed it. The legal basis is Part 3 of the Housing Act 2004, which lets local authorities designate selective licensing areas where at least 20% of private rented homes fail to meet acceptable standards or there's a track record of anti-social behavior linked to the sector ^[1]. The licence is tied to the property, not the tenancy, so if you have five separate rental units in Newham you need five separate licences, even if they're in the same building. A licence is also different from an HMO licence. If your Newham property is a house in multiple occupation (three or more unrelated tenants sharing kitchen or bathroom facilities), you likely need a mandatory HMO licence under Part 2 of the Housing Act 2004 instead of, or sometimes alongside, the selective licence, and the fee structure is usually higher ^[2]. Confirm with Newham Council's private rented sector licensing team which category your property falls into before you apply, since getting this wrong can mean paying for the wrong licence or missing a requirement entirely.

how much does a newham landlord licence cost

Newham's licence fees have changed more than once since 2013, and the council periodically adjusts them when it renews the scheme. As of the most recent renewal, licences typically run in the range of roughly £150 to £500 or more per property over a five-year term, with the exact figure depending on how quickly you apply, whether you hold membership in an accredited landlord scheme, and whether the property is a standard let or an HMO. Many selective licensing councils, Newham included, offer an early bird discount for applications submitted within a set window after a scheme renewal, and a reduced fee for landlords who hold a recognized accreditation. Late applications, or licences issued after the council has already opened an enforcement case, commonly cost more and may not qualify for any discount. Because these numbers move with each renewal cycle, treat any figure you see online, including here, as a starting point rather than gospel. Confirm the current fee schedule with Newham Council's private rented sector licensing office before budgeting, and ask specifically whether the fee is per property or per unit if you own a converted house with multiple flats. If you manage several properties across boroughs, it's worth building a simple spreadsheet tracking each property's licence number, issue date, and renewal date, since Newham licences typically last five years and it's easy to lose track once you're juggling more than two or three addresses. If you'd rather not build that system from scratch, our $79 City Rental License & Inspection Prep Packet gives you a structured way to organize licence paperwork, inspection prep, and renewal tracking across cities, though the packet is a planning tool, not a substitute for confirming Newham's actual requirements with the council.

what happens if you rent without a licence in newham

Operating an unlicensed rentable property in a selective licensing area is a criminal offense under section 95 of the Housing Act 2004 ^[1]. Newham Council has been one of the most active enforcers of selective licensing in the country, running dedicated compliance teams that inspect properties, respond to tenant complaints, and prosecute landlords who don't comply. Penalties can include an unlimited fine on conviction in court, or a civil penalty of up to £30,000 imposed directly by the council as an alternative to prosecution, under powers introduced by the Housing and Planning Act 2016 ^[3]. On top of that, tenants (or the council, on tenants' behalf) can apply to the First-tier Tribunal for a rent repayment order, forcing you to repay up to 12 months of rent received while the property was unlicensed ^[4]. Councils across England have used these powers aggressively in recent years. Newham in particular has publicized enforcement action against landlords operating without a licence, and rent repayment orders in the thousands of pounds are common outcomes when tenants or councils pursue them through the tribunal. There's no grace period once you're renting to a tenant. If you've just bought a property in Newham or you're about to let one for the first time, apply for the licence before the tenancy starts, not after. If you've inherited a tenancy on a property that already has tenants and no licence, contact the council immediately. Self-reporting before the council catches you tends to go better than waiting for an inspection or a tenant complaint to trigger enforcement.

how do you apply for a newham landlord licence

Newham runs its licensing applications online through the council's private rented sector portal. You'll typically need to provide your details as the licence holder (which may be you as landlord, or a managing agent if you use one), the property address, gas safety certificate, electrical safety certificate (EICR), proof of any required smoke and carbon monoxide alarms, and details of anyone else with an interest in the property such as a mortgage lender. The council will also ask about your "fit and proper person" status, since under the Housing Act 2004 a local authority must be satisfied the licence holder is fit and proper to hold a licence, considering factors like unspent convictions for fraud, violence, or drugs, and any history of breaching landlord and tenant law ^[1]. If you've had housing-related convictions or previous licence revocations, disclose them upfront. Trying to hide a relevant conviction is worse than having one, since it can be treated as providing false information on the application. Once submitted, expect the council to take some time to process the application, potentially including a property inspection before or after the licence is granted. Newham has run in-house compliance and enforcement teams that visit properties as part of routine licensing checks, separate from any standard health and safety inspection you might get under other legislation. Keep copies of everything you submit. If your gas certificate or EICR expires partway through your five-year licence term, you're still responsible for renewing those safety documents on schedule even though the licence itself doesn't need renewing until year five.

what conditions come attached to a newham property licence

A Newham licence isn't just a certificate to frame and forget. It comes with standard conditions set out under the Housing Act 2004 and specific conditions the council attaches to selective licences, covering things like: Gas safety checks every 12 months by a Gas Safe registered engineer, with a copy of the certificate given to tenants and available to the council on request. Electrical safety checks (an EICR) at least every five years, following requirements that were tightened nationally by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 ^[5]. Smoke alarms on every storey used as living accommodation and carbon monoxide alarms in rooms with a fixed combustion appliance, under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 as amended ^[6]. Providing tenants with a written statement of the terms of their tenancy and keeping the property free of category 1 hazards under the Housing Health and Safety Rating System. Breaching any of these licence conditions is itself an offense that can trigger a civil penalty separate from the underlying licensing requirement, so it's not enough to just get the licence issued once. You need to keep the underlying paperwork current for the full five-year term, and Newham's enforcement officers can and do check compliance during the licence period, more than at application.

how to become a landlord in the first place

Becoming a landlord is really just a matter of buying or already owning a property you can legally rent out, then meeting whatever registration, licensing, safety, and tax obligations apply where that property sits. There's no national landlord exam or certification requirement in England, but there is a growing list of legal boxes to tick before you hand over keys. At minimum, that means checking whether your area requires selective licensing (as Newham does, borough-wide) or additional/mandatory HMO licensing, arranging a gas safety check if the property has gas appliances, getting an EICR, installing smoke and carbon monoxide alarms, protecting any deposit in a government-approved scheme within 30 days of receipt, and giving the tenant an Energy Performance Certificate and the government's "How to Rent" guide before the tenancy starts. Most new landlords underestimate the paperwork side and overestimate the difficulty of finding tenants. The legal and compliance side is genuinely where people trip up, not tenant-finding, especially in licensing areas like Newham where the rules stack on top of the usual national requirements. If you're weighing whether to self-manage or hire an agent, factor in that a managing agent doesn't automatically take on your legal responsibilities as licence holder. Even with an agent, you as the property owner typically remain accountable for compliance unless the licence is specifically issued in the agent's name with your agreement.

what is landlording and what does it actually involve day to day

"Landlording" is the ongoing work of owning and managing a rental property, as distinct from the one-time act of buying it. It covers finding and screening tenants, drafting and signing a tenancy agreement, collecting rent, handling repairs and maintenance, managing the relationship with tenants, and staying on top of the legal and licensing obligations tied to the property. In a licensing area like Newham, landlording also means treating the licence itself as a live obligation, not a one-off form. That means tracking the five-year renewal date, keeping gas and electrical certificates current within the licence term, and responding promptly if the council contacts you about an inspection or a tenant complaint. Most of the day-to-day work is unglamorous: chasing a contractor for a repair quote, checking a boiler service is booked before the certificate lapses, replying to a tenant's maintenance request within a reasonable time. The landlords who get into trouble with councils are rarely the ones who plan badly on purpose. They're the ones who let a certificate lapse, forget a renewal date, or assume a managing agent is handling something that's actually still their legal responsibility.

what is a landlord, in the strict legal sense

A landlord is the person or entity that owns a property and grants another person (the tenant) the right to occupy it under a tenancy or lease, in exchange for rent. In England and Wales, most private residential lettings run as assured shorthold tenancies (ASTs) under the Housing Act 1988, and the landlord retains ownership while the tenant gets exclusive possession of the property for the tenancy term. The landlord doesn't have to be an individual. It can be a company, a trust, or joint owners. What matters for licensing purposes in a place like Newham is who the council recognizes as the "licence holder", which is usually the person with control of the property (often the owner, but sometimes a managing agent acting with authority). If you're not sure who should be named as licence holder on a Newham application, particularly in a co-ownership or company-let structure, it's worth checking with the council directly, since naming the wrong party can invalidate the licence.

what rights do tenants have without a written lease

A tenant without a written lease still has legal rights, because in England most residential tenancies default to an assured shorthold tenancy even when nothing is signed, as long as rent is being paid for exclusive occupation of a property that's the tenant's main home. Verbal and "implied" tenancies are legally binding, they're just harder to prove the exact terms of if there's a dispute. Without a written agreement, a tenant still has the right to occupy the property undisturbed, to have repairs to the structure and installations carried out by the landlord under section 11 of the Landlord and Tenant Act 1985, to have any deposit protected in a government scheme, and to receive proper notice before eviction rather than being forced out. A landlord also still owes all the same statutory obligations, including gas and electrical safety and, in a licensing area, still needs the property licensed even if there's no written lease in place. The absence of a written lease doesn't remove any legal duty, it just makes it harder to point to agreed terms like rent amount or notice period if there's ever a disagreement, which is exactly why written agreements are worth having even where they're not strictly mandatory.

how much notice does a landlord have to give a tenant

Notice periods depend heavily on which country and which type of tenancy you're dealing with, so there's no single universal answer, but in England under an assured shorthold tenancy the two main routes are a section 21 "no fault" notice and a section 8 notice for breach of tenancy. For a section 21 notice, the landlord must currently give at least two months' notice, and the notice can't expire before the end of a fixed term, under the Housing Act 1988 as amended by the Deregulation Act 2015 ^[7]. Section 8 notice periods vary by the specific ground for possession being used, ranging from as little as a few days for serious rent arrears or anti-social behavior grounds up to two months for others. In licensing areas like Newham, giving proper legal notice is also tied indirectly to licensing compliance, since a landlord operating an unlicensed property or one with an unresolved rent repayment order against them can face extra scrutiny if they try to evict a tenant, and courts and tribunals have looked unfavorably on landlords trying to remove tenants who've complained about licensing or safety issues. If you're outside England, treat these figures as illustrative only. US states, for example, set their own notice periods by statute, commonly ranging from 30 days to 90 days for no-cause terminations depending on the state and tenancy length, so always confirm the specific notice rule for your jurisdiction rather than assuming the English figures apply.

why do landlords require renters insurance or tenants insurance

Landlords commonly require tenants to carry contents or renters insurance because the landlord's own buildings insurance policy typically only covers the physical structure, not the tenant's personal belongings, and often excludes damage the tenant causes through negligence. Requiring tenant insurance shifts the financial risk of things like accidental fire damage to a tenant's possessions, water damage from a tenant's appliance, or liability if a guest is injured in the rented unit, away from a dispute over the landlord's policy and onto a policy the tenant controls. It also reduces the odds that a tenant without insurance ends up unable to pay for damage they caused, leaving the landlord to absorb the cost or chase it through a deposit deduction that might not cover the full loss. In England, requiring a tenant to hold contents insurance isn't a licensing condition in Newham or elsewhere, it's a matter for the tenancy agreement, and landlords should be careful not to require the tenant to buy insurance through a specific insurer they profit from, which can raise separate consumer protection concerns. In the US, many states leave renters insurance requirements to the lease itself as well, though some cities and larger landlords increasingly build it in as a standard lease condition rather than a legal mandate.

what can a landlord check during a property inspection

During a routine inspection, a landlord (or their managing agent) can generally check the general condition and cleanliness of the property, whether smoke and carbon monoxide alarms are present and working, signs of unauthorized subletting or overcrowding, evidence of damage beyond normal wear and tear, and whether the tenant is keeping the property in a way that complies with the tenancy agreement. What a landlord generally cannot do is enter without proper notice or rummage through personal belongings unrelated to the property's condition. In England, the tenant has a right to "quiet enjoyment" of the property, and while there's no single statute spelling out a mandatory notice period for routine inspections the way there is for gas safety checks, standard practice and most tenancy agreements require at least 24 hours' written notice before a landlord or their representative enters, except in a genuine emergency. In a Newham licensing context, inspections can also come from the council itself, more than the landlord, since compliance officers can visit licensed properties to check conditions match what was declared on the application and that licence conditions like alarm installation and safety certificates are being met. If you're asking specifically who is responsible for a rental property walk-through inspection in California, that's a different jurisdiction with its own rules: California law (Civil Code section 1950.5) governs move-in and move-out inspections primarily in the context of security deposit deductions, requiring landlords to offer an initial inspection before move-out if the tenant requests one, so the tenant can fix issues before losing part of their deposit ^[8]. That's a US state law process, distinct from Newham's UK council licensing inspections, and the two shouldn't be confused.

what a landlord cannot do in ohio and other us jurisdictions

Since a reasonable share of readers researching Newham licensing also manage properties elsewhere, it's worth flagging that Ohio, like most US states, has its own landlord-tenant statute separate from anything happening in a UK council. Under Ohio Revised Code Chapter 5321, a landlord generally cannot shut off utilities, change the locks, or remove a tenant's belongings to force them out without going through the formal eviction process in court, a practice commonly called "self-help eviction" and prohibited because Ohio requires landlords to use the courts to regain possession ^[9]. Ohio landlords also cannot retaliate against a tenant for exercising a legal right, such as reporting a housing code violation, and cannot discriminate based on protected characteristics under the federal Fair Housing Act, which covers race, color, religion, sex, national origin, familial status, and disability nationwide regardless of state . The broader point, for landlords in Newham, Ohio, or anywhere else, is that landlord obligations are always local. A rule that applies in one city, county, or country often doesn't transfer to the next, and conflating a UK council licensing scheme with a US state's eviction statute is a common and costly mistake. Always check the specific rule for the specific jurisdiction where your property sits, ideally directly from the local council, city rental office, or state statute, rather than relying on general landlord advice that doesn't specify where it applies.

where to check current newham fees, deadlines, and forms

Because Newham periodically renews and adjusts its selective licensing scheme, including fee levels and the exact renewal window, the single most reliable source for current numbers is Newham Council's private rented sector licensing office directly, not third-party guides (including this one) that may lag behind a fee change. When you contact the council, ask specifically for the current fee schedule (including any early bird or accreditation discount), whether your property needs a selective licence, an HMO licence, or both, the current processing time for new applications, and what documentation you need at the point of application versus what you can supply afterward. If you manage properties in Newham alongside properties in other licensing cities, whether in the UK or the US, keeping a simple master tracker of licence numbers, fees paid, renewal dates, and required safety certificates per property saves real time and reduces the odds of a lapsed licence turning into a civil penalty. Our $79 City Rental License & Inspection Prep Packet is built for exactly that kind of multi-property tracking and inspection prep, though it's a organizing tool, not a legal service, and it won't tell you Newham's current fee, only Newham's own licensing office can confirm that.

Frequently asked questions

Does every rental property in Newham need a licence?

Almost every privately rented property in Newham needs a licence, since the borough runs a borough-wide selective licensing scheme under Part 3 of the Housing Act 2004. A small number of exemptions exist, such as certain social housing or properties already covered by other licence types. Confirm your specific property's status with Newham Council's private rented sector team before assuming you're exempt.

How long does a Newham landlord licence last?

Newham's selective and HMO licences have typically run for five-year terms, though the exact length can be adjusted by the council when it renews the scheme. Confirm the current term length with Newham Council directly, since it can change between licensing cycles and may differ for HMO versus selective licences.

What's the difference between a selective licence and an HMO licence in Newham?

A selective licence covers standard rentals to a single household or family across the whole borough. A mandatory HMO licence applies specifically to houses in multiple occupation with three or more unrelated tenants sharing facilities, under Part 2 of the Housing Act 2004, and generally comes with stricter conditions and a different fee.

How do I become a landlord if I've never rented a property before?

Start by confirming whether your property needs any local licence (like Newham's selective licence), arranging gas and electrical safety checks, installing smoke and carbon monoxide alarms, choosing a deposit protection scheme, and drafting a written tenancy agreement. There's no national landlord certification in England, but skipping these legal steps is where new landlords most often get into trouble.

Who is responsible for a rental property walk-through inspection in California?

Under California Civil Code section 1950.5, landlords must offer tenants an initial move-out inspection if requested, so tenants can fix issues before losing part of their security deposit. The landlord conducts the inspection and gives the tenant an itemized list of needed repairs or cleaning, distinct from any local rental inspection program a California city might separately require.

What is landlording exactly?

Landlording is the ongoing work of owning and managing a rental property: finding tenants, collecting rent, handling repairs, and staying compliant with licensing, safety, and tax rules. It's distinct from simply owning real estate, since it involves an active, continuing relationship with tenants and the local authority.

What rights does a tenant have if there's no written lease?

A tenant without a written lease in England typically still has an assured shorthold tenancy by default, with rights to occupy undisturbed, have repairs done, have any deposit protected, and receive proper legal notice before eviction. Verbal tenancies are legally binding, just harder to prove specific terms of, like exact rent or notice period, without something in writing.

Why do landlords ask tenants to get renters insurance?

A landlord's own buildings insurance usually doesn't cover a tenant's personal belongings or damage the tenant accidentally causes, so requiring tenant contents insurance shifts that financial risk to a policy the tenant controls. It isn't a legal licensing requirement in Newham, but many tenancy agreements include it as a standard clause.

How much notice does a landlord have to give before ending a tenancy?

In England, a section 21 no-fault notice currently requires at least two months, under the Housing Act 1988 as amended. Section 8 notice periods vary by ground, from a few days for serious arrears up to two months for others. US states set their own notice periods separately, commonly 30 to 90 days, so always confirm your specific jurisdiction's rule.

What can a landlord look at during a routine inspection?

A landlord can generally check general condition, working smoke and carbon monoxide alarms, signs of unauthorized subletting or overcrowding, and damage beyond normal wear and tear. Most tenancy agreements require at least 24 hours' written notice before entry, and a landlord shouldn't search personal belongings unrelated to the property's condition.

What is a landlord not allowed to do in Ohio?

Under Ohio Revised Code Chapter 5321, a landlord cannot shut off utilities, change locks, or remove belongings to force a tenant out without going through formal court eviction, commonly called self-help eviction. Ohio landlords also cannot retaliate against tenants for reporting code violations or discriminate based on characteristics protected under the federal Fair Housing Act.

What happens if I rent a Newham property without a licence?

Renting without a required licence in Newham is a criminal offense under section 95 of the Housing Act 2004, punishable by an unlimited fine or a civil penalty of up to £30,000. Tenants or the council can also apply for a rent repayment order forcing you to repay up to 12 months of rent received while unlicensed.

Can I apply for a Newham landlord licence online?

Yes, Newham Council runs its property licensing applications through an online portal on its private rented sector pages. You'll need details of the property, safety certificates, and information to establish you're a fit and proper person to hold the licence. Confirm the current application process and required documents directly with the council before starting.

Sources

1. UK Government legislation.gov.uk, Housing Act 2004: legal basis for selective licensing designations and the offense of renting an unlicensed property under section 95
2. UK Government legislation.gov.uk, Housing Act 2004 Part 2: mandatory HMO licensing requirements distinct from selective licensing
3. UK Government legislation.gov.uk, Housing and Planning Act 2016: councils can impose civil penalties of up to £30,000 as an alternative to prosecution
4. UK Government legislation.gov.uk, Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020: landlords must have electrical installations inspected at least every five years
5. UK Government legislation.gov.uk, Smoke and Carbon Monoxide Alarm (England) Regulations 2015: requirement for smoke alarms on every storey and carbon monoxide alarms in rooms with combustion appliances
6. UK Government legislation.gov.uk, Housing Act 1988 section 21: section 21 no-fault notice requires at least two months notice
7. California Legislative Information, Civil Code Section 1950.5: landlords must offer an initial move-out inspection before deducting from a security deposit in California
8. Ohio Legislature, Ohio Revised Code Chapter 5321: Ohio prohibits self-help eviction such as shutting off utilities or changing locks without a court process
9. US Department of Housing and Urban Development, Fair Housing Act overview: federal Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, familial status, and disability nationwide