If you own or rent out shared housing in Hackney, understanding your responsibilities under the local HMO framework is essential. Hackney Council has some of the most proactive HMO licensing and planning enforcement policies in London. Even small shared homes — with just three unrelated tenants — may require both a property licence and formal planning consent.
This guide to HMO Hackney covers everything you need to know: from who needs to apply for a licence, to how the Article 4 Direction impacts small HMOs, and what minimum housing standards your property must meet.
Whether you’re managing a period conversion in London Fields or letting a terraced home in Clapton, staying compliant with Hackney’s HMO regulations is key to protecting your investment and avoiding penalties.
Hackney Council currently enforces mandatory HMO licensing under national rules. This applies to larger shared properties with five or more tenants. While Hackney previously operated additional licensing schemes for smaller HMOs, these were discontinued in 2023, but new schemes may be reintroduced soon.
You must apply for an HMO licence in Hackney if:
The property is rented to five or more people
The tenants form two or more separate households
They share facilities such as a kitchen, bathroom, or toilet
This is in line with national legislation (Housing Act 2004) and is actively enforced by Hackney Council.
Hackney’s additional licensing scheme (for smaller HMOs with 3–4 unrelated tenants) ended in September 2023.
However, as of mid-2025, Hackney Council has announced plans to reintroduce a new borough-wide additional licensing scheme. If approved, this will again require smaller HMOs to be licensed, even those with just 3 or 4 tenants from different households.
⚠️ Disclaimer: This tool is for general guidance only. Regulations may change. Always refer to the official Hackney Council website for the latest updates.
While some boroughs like Westminster require planning permission for even small shared homes, Hackney does not currently enforce an Article 4 Direction for HMOs. This means that in most cases, you do not need planning consent to let a property as a small HMO, but there are still important rules to follow.
If your property is a single-family home (Use Class C3) and you plan to let it to 3–6 unrelated people, you can use it as an HMO (Use Class C4) without planning permission.
If your property will house 7 or more occupants, it falls under the sui generis use class, and in this case, full planning permission is required.
For the latest details and to confirm your situation, always refer to Hackney’s official planning guidance:
https://hackney.gov.uk/
You can also contact the council’s planning department directly if you’re unsure about permitted use or conversions.
If you’re not certain whether your use is permitted, you may apply for a Certificate of Lawful Development to get formal confirmation that no planning breach exists.
Hackney Council regularly reviews housing and planning policy. While Article 4 is not in force now, new planning restrictions could be introduced in the future. Always double-check before making any changes to your property’s use.
If your property meets the criteria for mandatory HMO licensing, you must apply through Hackney Council’s official property licensing portal. The process involves several steps and documents, and submitting an incomplete application can delay approval or lead to enforcement action.
Step-by-Step Application Guide
Confirm Eligibility
Double-check that your property meets the threshold for mandatory licensing:
5 or more occupants
2 or more separate households
Shared use of facilities like kitchen or bathroom
Prepare Required Documentation
You’ll typically need to gather and upload the following:
Proof of ownership or leasehold
Gas Safety Certificate (CP12) – valid and updated
Electrical Installation Condition Report (EICR) – valid within 5 years
Fire safety documentation (e.g. alarms, fire doors, emergency lighting)
Tenancy agreements
Floor plan showing layout and room sizes
Property management details (especially if using a letting agent or manager)
Submit Your Application
Applications must be submitted online:
Apply for a licence on Hackney Council’s website
Pay the Fee
Hackney’s HMO licence fee is £1,100 for 5 years, or £875 if you’re accredited under the London Landlord Accreditation Scheme (LLAS).
Meeting the minimum property standards is essential for both obtaining and retaining an HMO licence in Hackney. These standards are designed to protect tenants’ health, safety, and comfort — and are enforced through inspections and ongoing compliance checks.
Your property must comply with national space standards, which Hackney Council actively enforces:
Single bedroom (1 adult): at least 6.51 m²
Double bedroom (2 adults): at least 10.22 m²
Children under 10: minimum 4.64 m²
Any room under 4.64 m² cannot be used for sleeping
Ceiling height, light, ventilation, and usable space are also taken into account. Rooms must be genuinely habitable, not just technically sized.
Facilities must be suitable for the number of occupants. Hackney typically expects:
At least 1 full bathroom per 4–5 people
Kitchens with:
Sink, hob, and oven for every 5 tenants
Adequate worktop and storage space
Durable, cleanable surfaces
Proper ventilation
Waste and recycling facilities must also be provided in line with Hackney Council’s local waste management policy.
All licensed HMOs must have appropriate fire precautions in place:
Smoke alarms in all communal areas and hallways
Heat alarms in kitchens
Fire doors separating risk areas (e.g., kitchen to hallway)
Emergency lighting in escape routes (especially in 3+ storey homes)
Fire risk assessment strongly recommended (sometimes required)
Fire safety is one of the most common reasons for licence conditions or rejections — landlords must take it seriously.
Your property must also be:
Well-maintained, clean, and structurally sound
Free from major hazards under the Housing Health and Safety Rating System (HHSRS)
Equipped with heating, hot water, and adequate insulation
Safe in all communal areas (especially stairs, windows, and outside space)
Even experienced landlords can slip up when it comes to HMOs in Hackney, especially with evolving licensing rules, strict safety standards, and occasional confusion between planning and licensing requirements. Below are the most frequent pitfalls we see:
Many landlords believe that obtaining an HMO licence means they’re fully compliant — but planning and licensing are two entirely separate legal processes.
A property may require a licence without needing planning consent, or
Need planning approval even if licensed (e.g. for large HMOs, sui generis)
Hackney Council requires a detailed application. Missing documents — like an up-to-date EICR, floor plan, or fire alarm certificate , can cause delays, rejection, or lead to compliance notices after inspection.
Make sure to include:
Gas Safety Certificate
Electrical Installation Condition Report
Fire risk documents
Floor plans and tenancy agreements
Management arrangements
Trying to fit too many tenants into undersized rooms is a red flag. Hackney Council inspects and may issue conditions or deny licences if space standards aren’t met.
Rooms smaller than 6.51 m² (for adults) cannot be used for sleeping
Bathrooms, kitchens, and shared spaces must meet ratios
Many landlords miss licence renewal windows or overlook borough-wide consultations that introduce new schemes. Hackney is currently consulting on new licensing rules for 2026 — staying informed is critical to avoid enforcement action or rent repayment claims.
Despite increased regulation, Hackney remains one of the most appealing boroughs for HMO investment. Its combination of steady demand, rising rental yields, and cultural vibrancy make it a favourite for both professional and student tenants.
Hackney attracts a wide demographic, including:
Young professionals working in Shoreditch, Hoxton, and the City
Postgraduate students at nearby universities
Creative workers, freelancers, and artists
Key workers based in hospitals, schools, and transport sectors
With ongoing gentrification and transport improvements, Hackney continues to see high occupancy rates, especially in shared accommodation where tenants seek affordability without leaving Zone 2.
Well-managed HMOs in Hackney can outperform single lets:
Letting by the room typically generates higher gross income
Demand supports premium room rates in hotspots like Dalston, London Fields, and Clapton
Even after licensing and compliance costs, returns often exceed traditional single tenancies
Hackney has seen strong capital appreciation over the last decade. Its popularity with renters and buyers means well-located HMOs tend to hold value, even during market downturns. For landlords with a long-term view, this offers both income and asset growth.
As regulations tighten, fewer landlords meet all the legal requirements — reducing competition. If you’re willing to invest in quality, licensing, and proper safety, your property becomes more attractive to:
Higher-quality tenants
Professional house shares
Corporate or NHS tenants
Managing an HMO in Hackney isn’t just about renting rooms, it’s about staying on top of licensing laws, safety compliance, planning policies, and evolving council requirements. At Pisoria, we’ve helped landlords across London for over 14 years. We specialise in simplifying the HMO process and protecting your property from costly mistakes.
How We Can Help
Whether you’re just getting started or managing multiple HMOs, we offer:
Initial property review : check if your home qualifies as an HMO
Fixed-fee licence application service : done-for-you support
Planning permission advice : for large HMOs or changes of use
Full property management : optional, with compliance guaranteed
We’ll help you stay compliant and profitable
Yes. If your property is rented to five or more people from two or more separate households and they share facilities (kitchen, bathroom, etc.), you are legally required to apply for a mandatory HMO licence.
Generally, no. Hackney does not currently have an Article 4 Direction, so planning permission is not required for HMOs with 3–6 unrelated tenants (Use Class C4). However, sui generis HMOs (7+ tenants) do require planning consent.
The standard licence fee is £950. If you’re accredited (e.g. via LLAS), the discounted rate is £875. Always check the official Hackney website for the most up-to-date pricing.
Typically 8 to 12 weeks, assuming your application is complete and no planning issues arise. Delays are common when documents are missing or inspections highlight compliance problems.
You’ll need to submit the following:
You could face fines of up to £30,000, enforcement notices, and possibly a Rent Repayment Order requiring up to 12 months of rent to be refunded to tenants. Repeat offences may also lead to criminal prosecution.
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