HMO licensing in Tonbridge and Malling
Verified by a human · 10 July 2026Do you need an HMO licence in Tonbridge and Malling?
You need a mandatory HMO licence if your Tonbridge and Malling property houses 5 or more people from 2 or more households sharing facilities. Tonbridge and Malling 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 Tonbridge and Malling. 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 occupied by five or more people made up of more than one household, meeting the Standard test, Self-contained flat test, or Converted building test. Not required for self-contained flats in purpose built blocks of three or more flats.).
Article 4 direction
No Article 4 direction removes permitted development rights for HMOs in Tonbridge and Malling, so converting a family home (C3) to a small HMO (C4) does not normally need planning permission. Large HMOs of 7+ occupants are sui generis and always need permission.
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £810 | |
| Renewal | £727 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Tonbridge and Malling 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 Tonbridge and Malling 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.
Tonbridge and Malling HMO questions, answered plainly
Do I need an HMO licence in Tonbridge and Malling?+
You need a mandatory HMO licence if your Tonbridge and Malling 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. Tonbridge and Malling 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 Tonbridge and Malling?+
A new mandatory HMO licence in Tonbridge and Malling costs £810, and renewal costs £727. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Tonbridge and Malling have an Article 4 direction for HMOs?+
No. There is no Article 4 direction in force in Tonbridge and Malling, so converting a house to a small HMO (C3 to C4) does not normally need planning permission. Large HMOs of 7 or more occupants are sui generis and always need permission.
What are the minimum room sizes for an HMO in Tonbridge and Malling?+
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. Tonbridge and Malling may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Tonbridge and Malling?+
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 Tonbridge and Malling 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
- Tonbridge and Malling council HMO licensing pages (checked 10 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 Tonbridge and Malling council or a qualified professional before acting.