HMO licensing in Medway
Verified by a human · 11 July 2026Do you need an HMO licence in Medway?
You need a mandatory HMO licence if your Medway property houses 5 or more people from 2 or more households sharing facilities. Medway is moving toward additional licensing but the scheme is not yet in force. Smaller HMOs (3–4 occupants) are currently unlicensed, though management regulations 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
A consultation on additional licensing is open or recently closed. Smaller HMOs do not need a licence yet, but that may change. We track consultations, so this page updates if it does.
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 with 5 or more tenants, forming 2 or more households and using shared facilities such as toilets, bathrooms and kitchens). Additional licensing: consultation. Not yet in force. Selective licensing: consultation.
Article 4 direction
An Article 4 direction removes permitted development rights for HMO conversion in part or all of Medway. 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.
“We made changes to our Article 4 direction in 2026. You'll need planning permission to change a single family home (Class C3) into a houses in multiple occupation (Class C4) in the following wards: Chatham Central and Brompton, Fort Pitt, Gillingham North, Gillingham South, Luton, Strood North and Frindsbury, Watling.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,598.99 | |
| Renewal | £894.33 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Medway 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 Medway 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.
Medway HMO questions, answered plainly
Do I need an HMO licence in Medway?+
You need a mandatory HMO licence if your Medway 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. Medway is moving toward additional licensing but the scheme is not yet in force. Smaller HMOs (3–4 occupants) are currently unlicensed, though management regulations still apply to them. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in Medway?+
A new mandatory HMO licence in Medway costs £1,598.99, and renewal costs £894.33. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Medway have an Article 4 direction for HMOs?+
Yes. An Article 4 direction is in force in Medway (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 Medway?+
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. Medway may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Medway?+
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 Medway 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
- Medway 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 Medway council or a qualified professional before acting.