Ealing Council proposes extension of HMO licensing scheme to 2032

Ealing Council proposes extension of HMO licensing scheme to 2032

Ealing Council is consulting on extending its licensing regime for smaller Houses in Multiple Occupation (HMOs) beyond April 2027, aiming to continue improving property standards and tenant safety for up to five more years.

Ealing Council has announced plans to renew its licensing scheme for smaller HMOs, which currently expires in April 2027. The proposal would extend the scheme until 2032, continuing the council’s efforts to regulate shared housing and address safety and management issues. This follows recent inspections that uncovered significant hazards and poor living conditions in some properties, highlighting the ongoing challenges in the private rented sector.

The council emphasises that licensing inspections are crucial in identifying problems that might otherwise remain hidden. For example, in 2023, inspectors found a bed concealed behind curtains in a shared kitchen and living area, creating a fire risk and depriving the tenant of privacy. The landlord was ordered to remove the unsafe sleeping area, a situation that may have gone unnoticed without the licensing regime.

Details of the licensing scheme and enforcement actions

Since April 2025, Ealing Council has taken enforcement seriously, issuing 28 civil penalties for unlicensed HMOs and bringing 56 previously unlicensed properties into the licensing system. Over the past two years, inspectors visited more than 900 HMOs, identifying nearly 4,900 housing hazards. Approximately two thirds of these properties had issues requiring attention, ranging from fire safety risks to poor management practices.

The council also reported 3,649 antisocial behaviour incidents linked to known HMO properties between April 2021 and April 2026. This data underscores the broader impact of substandard HMOs on local communities, beyond just the physical condition of the properties themselves.

The consultation on the proposed extension of the licensing scheme is open until 24 September 2026, inviting input from landlords, tenants, and other stakeholders. The council stresses that the licensing programme is part of a wider strategy to raise standards in the private rented sector. This includes inspections, investigations of unlicensed properties, enforcement actions, tenant support against illegal eviction or harassment, and collaboration with partners such as the police and London Fire Brigade.

Context of HMO licensing and regulatory trends

Licensing of HMOs is a key regulatory tool used by local authorities across England to improve safety, management, and living conditions in shared housing. The Housing Act 2004 introduced mandatory licensing for larger HMOs, with some councils adopting additional or selective licensing schemes for smaller HMOs or other types of rented properties. Ealing’s scheme reflects a growing trend among councils to extend licensing to smaller HMOs to address persistent issues.

The council’s findings of hazards and antisocial behaviour are consistent with concerns raised nationally about the quality and management of HMOs, which often house vulnerable tenants relying on affordable accommodation. Licensing enables councils to impose conditions, conduct regular inspections, and take enforcement action where landlords fail to meet legal standards.

Recent years have seen increased scrutiny of HMO standards, partly driven by wider rental sector reforms such as the Renters’ Rights Act and evolving safety regulations. Councils are under pressure to balance tenant protection with the administrative burden on landlords, making consultations like Ealing’s important opportunities to shape future policy.

Practical implications for landlords and letting agents

Landlords with HMOs in Ealing should prepare for the likely continuation of licensing requirements until 2032. This means ongoing obligations to apply for licences, comply with licence conditions, and maintain properties to required standards. Letting agents managing HMOs will need to ensure landlords are aware of these duties and assist with compliance documentation and inspections.

The council’s enforcement record highlights the risks of non-compliance, including civil penalties and the possibility of properties being brought into the licensing system without landlord consent. Landlords should review their property layouts, fire safety measures, and management practices to avoid hazards similar to those uncovered in recent inspections.

Given the consultation period, landlords and agents have a window to contribute feedback on the scheme’s operation and suggest improvements. Staying informed on the consultation outcomes will be important for anticipating any changes in licence conditions or enforcement approaches.

Remaining uncertainties and areas to watch

The consultation process means that the final scope and details of the extended licensing scheme are not yet confirmed. Landlords should monitor announcements from Ealing Council for any adjustments to licence fees, conditions, or inspection protocols. The council’s approach to managing antisocial behaviour linked to HMOs may also evolve, potentially affecting tenancy management practices.

There is also uncertainty around how the licensing scheme will interact with broader rental sector reforms and potential national regulatory changes. Landlords should keep abreast of government updates on tenancy law, safety regulations, and licensing frameworks to ensure ongoing compliance.

What landlords should consider now

• Review current HMO properties in Ealing for compliance with existing licence conditions and safety standards.
• Prepare for licence renewal applications and potential changes by monitoring the council’s consultation and guidance.
• Document property inspections, repairs, and communications with tenants to provide evidence of compliance if required.
• Engage with the consultation to provide feedback or raise concerns about the licensing scheme’s operation.
• Stay updated on related regulatory developments, including fire safety, property standards, and tenancy rights.

Supporting landlords with compliance and property management

Membership of The Landlord Association (TLA) offers landlords and letting agents access to compliance resources and practical guidance relevant to HMO licensing and property standards. TLA’s new property management platform, ORBIT, currently in BETA testing, is designed to help members organise property records, manage rental documents, and keep track of inspections and repairs. This can be particularly useful for landlords managing HMOs subject to licensing conditions, enabling them to maintain evidence of compliance and respond efficiently to enforcement inspections.

Through TLA membership, landlords can also access updates on regulatory changes and participate in consultations affecting the private rented sector. ORBIT’s developing features include tools for recording key property management actions and accessing TLA’s specialist compliance materials, supporting landlords in meeting their legal obligations under schemes like Ealing’s HMO licensing.

Explore TLA member compliance support and learn more about ORBIT BETA access to help prepare your portfolio for ongoing licensing requirements.

Looking ahead, landlords should anticipate that local authorities will continue to use licensing as a primary mechanism to enforce standards in shared housing. Proactive management and engagement with regulatory developments will be essential to minimise risks and maintain good tenant relations.

Sources: Landlord Today