HMO licensing in Braintree
Verified by a human · 11 July 2026Do you need an HMO licence in Braintree?
You need a mandatory HMO licence if your Braintree property houses 5 or more people from 2 or more households sharing facilities. Braintree does not currently run an additional or selective licensing scheme, so 3–4 person HMOs are unlicensed. Management regulations and room standards still apply to them.
Licensing schemes in force
Mandatory HMO licensing
Applies district-wide to HMOs with 5+ occupants forming 2+ households. National scheme under the Housing Act 2004, Part 2. It has no end date and never lapses.
Additional licensing
No additional scheme currently operates in Braintree. Smaller HMOs (3–4 occupants) do not need a licence. We track consultations, so this page updates if that changes.
Selective licensing
No selective scheme is in force. Selective licensing covers all privately rented homes in a designated area, not just HMOs.
Council summary: Mandatory licensing (HMOs where there are three or more tenants who make up two or more households, sharing a kitchen, bathroom or toilet, and the property is the tenant's only or main residence).
Article 4 direction
Braintree has conservation areas where permitted development rights are restricted. A C3 to C4 conversion may need planning permission depending on the address. Check with the planning department before you commit.
“In 1983 we introduced an Article 4 Direction for the Silver End Conservation Area which was amended in 1985. The Article 4 Direction was approved by the Secretary of State for ‘Land off Back Lane, Stisted’ also known as ‘Brooks Farm’ in March 2003 in order to protect the character and appearance of the rural area.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,040 | |
| Renewal | £995 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Braintree HMO
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Start freeRoom sizes and amenity standards
| Standard | Requirement | Source |
|---|---|---|
| Bedroom, 1 adult | 6.51 m² minimum | National (mandatory condition) |
| Bedroom, 2 adults | 10.22 m² minimum | National (mandatory condition) |
| Bedroom, child under 10 | 4.64 m² minimum | National (mandatory condition) |
Local standards are where councils differ most, and they change without notice. Confirm with Braintree council before letting a room.
What you need to apply
- Gas safety certificate (CP12), current
- Electrical installation condition report (EICR), within 5 years
- Fire alarm and emergency lighting test certificates
- Floor plan with room sizes marked
- Fit and proper person declaration
- Energy performance certificate (EPC), E or above
What changed
- Page verified against current council sources.
- Renters' Rights Act commencement. Periodic tenancies noted in guidance.
Braintree HMO questions, answered plainly
Do I need an HMO licence in Braintree?+
You need a mandatory HMO licence if your Braintree property houses 5 or more people from 2 or more households sharing facilities. This is the England-wide mandatory rule under the Housing Act 2004. Braintree does not currently run an additional or selective licensing scheme, so 3–4 person HMOs are unlicensed. Management regulations and room standards still apply to them. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in Braintree?+
A new mandatory HMO licence in Braintree costs £1,040, and renewal costs £995. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Braintree have an Article 4 direction for HMOs?+
Partly. Braintree has conservation areas where permitted development rights are restricted, so a C3 to C4 conversion may need planning permission depending on the address. Check with the planning department.
What are the minimum room sizes for an HMO in Braintree?+
National minimums apply: 6.51m² for one adult, 10.22m² for two adults, and 4.64m² for a child under 10. Rooms under 4.64m² cannot be used for sleeping. Braintree may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Braintree?+
Operating a licensable HMO without a licence is an offence under section 72 of the Housing Act 2004. The council can prosecute (unlimited fine) or issue a civil penalty of up to £30,000 per offence. Tenants can claim back up to 12 months of rent through a Rent Repayment Order, and Section 21 notices are invalid while the property is unlicensed.
Neighbouring councils
Know where your Braintree HMO stands.
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Sources
- Braintree council HMO licensing pages (checked 11 July 2026)
- Housing Act 2004, Part 2 (mandatory licensing framework)
- Licensing of HMOs (Mandatory Conditions) Regulations 2018 (room sizes)
HMOJO surfaces licensing information and shows its sources. It is not legal advice and we never certify that a property is compliant. Rules change, so confirm with Braintree council or a qualified professional before acting.