HMO licensing in Ealing
Verified by a human · 11 July 2026Do you need an HMO licence in Ealing?
You need a mandatory HMO licence if your Ealing property houses 5 or more people from 2 or more households sharing facilities. Ealing also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt.
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
Ealing runs an additional licensing scheme covering smaller HMOs. Check whether your property falls inside the designated area.
Selective licensing
A selective licensing scheme is in force in part of Ealing. Selective licensing covers all privately rented homes in a designated area, not just HMOs.
Council summary: Mandatory licensing (HMOs with 5 or more occupants sharing some facilities (kitchen/bathroom/WC)). Additional HMO Licence: in force. Selective licensing: in force.
Article 4 direction
An Article 4 direction removes permitted development rights for HMO conversion in part or all of Ealing. Converting a family home (C3) to a small HMO (C4) needs planning permission inside the direction area. Large HMOs of 7+ occupants are sui generis and always need permission.
Change of use from Class C3 (dwellinghouse) to Class C4 (small HMO)
“The council made two Article 4 Directions on 30 October 2024. The effect of which will be to require a grant of planning permission for the change of use of dwellings to houses in multiple occupation (HMO)... The immediate direction came into force on 30 October 2024. The non-immediate direction came into force on 14 November 2025.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,500 | |
| Renewal | £1,500 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Ealing 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 Ealing 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.
Ealing HMO questions, answered plainly
Do I need an HMO licence in Ealing?+
You need a mandatory HMO licence if your Ealing 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. Ealing also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in Ealing?+
A new mandatory HMO licence in Ealing costs £1,500, and renewal costs £1,500. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Ealing have an Article 4 direction for HMOs?+
Yes. An Article 4 direction is in force in Ealing (or part of it), which means planning permission is required to convert a family home (C3) to a small HMO (C4, up to 6 occupants). Check the exact boundary with the planning department, because directions often cover specific wards rather than the whole district.
What are the minimum room sizes for an HMO in Ealing?+
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. Ealing may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Ealing?+
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 Ealing 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
- Ealing 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 Ealing council or a qualified professional before acting.