Islington Council operates one of London’s most comprehensive HMO licensing schemes. Whether you’re renting out a maisonette in Holloway or a shared flat in Highbury, there’s a good chance your property will require a licence, even if it houses just three unrelated people.
Since February 2021, the borough has applied additional licensing across all areas, meaning the threshold for requiring an HMO licence is lower than under national rules. If you’re a landlord or property manager, understanding these local requirements is essential to staying compliant and avoiding enforcement action.
While Islington does not currently enforce an Article 4 Direction for HMOs, planning rules may still apply in certain conservation areas, especially for larger conversions. This guide walks you through what you need to know about HMO licensing, planning, fees, and how to ensure your property is legally let.
Not all shared homes are automatically considered HMOs — but in Islington, many are. Due to the borough-wide additional licensing scheme, you may need a licence even for relatively small shared properties.
Mandatory Licensing (National Rules)
You must apply for a mandatory HMO licence in Islington if:
Your property is rented to 5 or more people
Those people form 2 or more separate households
They share common areas like a kitchen, bathroom, or toilet
This applies across all boroughs in England, including Islington.
Additional Licensing (Local Scheme)
Since 1 February 2021, Islington has required landlords to apply for a licence for all HMOs with 3 or more unrelated tenants, including:
House shares
Flat shares
Converted buildings with shared kitchens or bathrooms
This additional licensing scheme applies borough-wide, regardless of property size or location.
Selective Licensing (Specific Areas Only)
In certain wards (such as Finsbury Park, Tollington, and Hillrise), selective licensing may apply even to single lets, if tenants are unrelated. Check the postcode lookup tool on the Islington Council website for confirmation.
Planning permission and HMO licensing are two separate legal requirements, and while many boroughs restrict small HMOs through Article 4 Directions, Islington currently does not apply Article 4 to C3-to-C4 HMO conversions at the time of the writing.
This means:
You do not need planning permission to convert a single-family dwelling (Use Class C3) into a small HMO (Use Class C4, 3–6 tenants), in most cases.
However, planning rules may still apply in certain cases, especially if your property is in a conservation area or if the change involves external works or significant alterations.
Large HMOs (7+ Tenants)
If your property will house 7 or more unrelated individuals, it falls into the Sui Generis use class. In these cases, full planning permission is always required — regardless of location or council policy.
Check Before You Let
Even though Islington doesn’t apply Article 4 to HMOs, you should always:
Use the Islington Council planning map to see if your property is in a conservation area
Contact the council’s planning department if you’re unsure whether your conversion or occupancy change requires permission
Letting an HMO without the correct planning status could lead to enforcement notices or complications if you later apply for a licence.
If your property meets the licensing criteria, whether under the mandatory or additional licensing scheme, you must apply through Islington Council’s official licensing portal. The process is detailed and requires several supporting documents to demonstrate compliance.
Step-by-Step Application Process
1. Check Licence Type
Identify whether your property qualifies for a mandatory, additional, or selective licence.
2. Review Property Setup
Ensure the number of tenants, shared facilities, and layout meet licensing standards. If you’re unsure, seek a professional HMO property assessment.
3. Gather Required Documents
You will need to upload the following:
Floor plan with room measurements
Gas Safety Certificate (CP12)
Electrical Installation Condition Report (EICR)
Fire detection and emergency lighting test certificates
Tenancy agreements
Fire risk assessment (recommended)
Management details (if applicable)
4. Apply Online
Complete your application through the Islington Council’s private housing portal:
Apply here
5. Pay the Licence Fee
Fees depend on property size and the number of tenants. A typical licence lasts up to 5 years (more on this in the next section).
6. Prepare for Inspection
After submission, a council officer may visit the property to confirm it meets fire, safety, and amenity standards.
Processing Times
Most applications take 8 to 12 weeks to process
Delays can occur if documents are missing, fire safety is insufficient, or planning status is unclear
To obtain, and keep an HMO licence in Islington, your property must meet specific minimum standards for safety, space, and amenities. These requirements ensure that shared accommodation remains safe and comfortable for tenants.
Your rooms must meet the following size thresholds:
Single bedroom (1 adult): Minimum 6.51 m²
Double bedroom (2 adults): Minimum 10.22 m²
Bedroom for a child under 10: Minimum 4.64 m²
Any room under 4.64 m² cannot be used for sleeping
Ceiling height, natural light, and layout may also be assessed as part of the council’s inspection process.
Your property must provide:
At least 1 bathroom per 4–5 occupants
Adequate kitchen space and appliances for the number of tenants
Easy-to-clean surfaces and proper waste storage
Ventilation in all communal areas
Larger HMOs may require multiple kitchens or extra sinks to remain compliant.
You must ensure:
Smoke alarms on each floor, and heat alarms in all kitchens
Fire doors separating high-risk rooms like kitchens and stairways
Emergency lighting and clear escape routes
A fire risk assessment (recommended for all HMOs)
Fire safety standards are a common reason for licence delays or refusals, always ensure full compliance before inspection.
Islington Council expects your property to be:
Structurally sound and free from major hazards (under the HHSRS)
Clean, well maintained, and free from damp or vermin
Properly heated and insulated for tenant comfort
Navigating HMO rules in Islington can be complicated, and many landlords make avoidable errors that lead to fines, delays, or even revoked licences. Understanding the most frequent issues can help you stay compliant and protect your investment.
Many landlords still believe that only large HMOs (5+ tenants) require licensing. In Islington, that’s incorrect. The borough-wide additional licensing scheme means even 3-person house shares must be licensed.
Failure to install proper smoke and heat alarms, fire doors, or emergency lighting is one of the most common reasons properties fail inspection. Always carry out a fire risk assessment and address hazards before applying.
Trying to let out rooms that are too small is a frequent — and risky — mistake. Rooms under the minimum sizes will be flagged and may result in licence conditions or refusals.
While Islington doesn’t enforce Article 4 for HMOs, planning restrictions can still apply in conservation zones — especially for external works or larger HMOs. Always check if your property is affected before converting or letting.
Despite the stricter licensing requirements, Islington continues to be a highly desirable borough for HMO landlords thanks to its unbeatable mix of strong tenant demand, high rental yields, and long-term capital appreciation. The borough’s location in inner London, with direct access to the City, major universities, and vibrant neighborhoods like Angel, Holloway, and Highbury, ensures consistent demand from young professionals, postgraduate students, and key workers looking for well-managed shared housing.
This demand drives strong occupancy rates and supports above-average returns per square foot, especially when compared to single lets. While the licensing process requires attention to detail and upfront investment in compliance, it also creates a barrier to entry, meaning fewer landlords are competing in the licensed HMO market. For investors willing to meet the standards, this limited supply translates into stable income, reliable tenants, and long-term growth in one of London’s most resilient residential areas.
Staying compliant with HMO regulations in Islington isn’t always straightforward — but you don’t have to figure it out alone. At Pisoria, we’ve spent over 14 years helping landlords navigate licensing, planning, safety standards, and everything in between. Whether you’re preparing your first HMO application or managing a growing portfolio, our team offers reliable, transparent support tailored to your needs.
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. Since February 2021, Islington has enforced a borough-wide additional licensing scheme, which means any property rented to three or more unrelated tenants requires an HMO licence.
No. As of now, Islington does not enforce an Article 4 Direction restricting permitted development for small HMOs. However, larger HMOs (7+ people) still require full planning permission.
Fees typically start from £260 per bedroom, with a maximum of £1,300. The final cost depends on the number of rooms and type of licence.
Most applications are processed within 8–12 weeks, though times may vary based on documentation, inspections, and council workload.
You could face civil penalties of up to £30,000 per offence, Rent Repayment Orders, and complications with mortgage or insurance claims.
Applications must be submitted through the Islington Council website. You can begin the process online at:
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About Pisoria Ltd and 5dProperty Ltd Pisoria Ltd manages properties in its portfolio. 5dProperty Ltd, a sister company, provides lettings and management services to third-party landlords. Both companies uphold the same high standards. 5dProperty Ltd, registered in England and Wales (Company No. 09236790, VAT No. 202127861), is part of the Pisoria Ltd group (Company No. 07380828).
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