Hillingdon Council Proposes New Licensing for 1,800+ HMOs

Key Points

• Hillingdon Council is consulting on borough-wide additional licensing for HMOs with three or four tenants from separate households.
• The consultation runs from October 31, 2025, to January 11, 2026.
• Estimated 2,537 HMOs in Hillingdon; 74% are currently unlicensed.
• New licence fee proposed: £1,401 per property for a five-year licence.
• The scheme excludes HMOs already licensed (five or more tenants) and student halls.
• Council plans proactive inspections rather than complaint-driven visits.
• Evidence links HMOs to poor housing conditions, anti-social behaviour, and waste issues.
• Almost 4,000 anti-social behaviour complaints related to HMOs since 2020 in Hillingdon.
• Additional enforcement powers proposed including civil penalties and licence revocation.
• Council committed to balancing residents’ safety and quality of life with housing needs.

What Is Hillingdon Council Proposing Regarding HMO Licensing?

As reported by Philip Lynch of the Local Democracy Reporting Service (LDRS) for MyLondon, hillingdon/hillingdon-council/">Hillingdon Council plans to launch a consultation regarding the introduction of a borough-wide additional licensing scheme targeting HMOs. This consultation, beginning on Friday, October 31, 2025, and running until January 11, 2026, aims to gather feedback on proposals to regulate HMOs with three or four tenants from more than one household.

Councillor Steve Tuckwell, Cabinet Member for Planning, Housing and Growth, explained at the council’s Cabinet meeting on October 23:

“Hillingdon Council is committed to residents safety, wellbeing and quality of life. Unlicensed HMOs can affect communities and the council wants to understand the full picture before deciding on any future policy.”

The proposed scheme would bring Hillingdon in line with other West London boroughs like Ealing and Hounslow, both of which already have similar licensing regulations for HMOs. However, this new policy would not affect HMOs that already hold licenses—chiefly those with five or more tenants—or student halls.

How Many HMOs Are There in Hillingdon and How Many Are Unlicensed?

According to figures from the council cited by MyLondon, Hillingdon contains approximately 2,537 HMOs, with around 74% of these homes operating without a licence. This means over 1,800 properties are currently unlicensed, raising concerns about standards and community impact.

Under current regulations, HMOs with fewer than five occupants do not require a licence. Also, no licence fee is presently charged for these properties. The new proposals would introduce a £1,401 fee per property, valid for five years, to help fund inspection and enforcement activities.

Why Is Hillingdon Council Focusing on Unlicensed HMOs?

Reports and investigations, including those by Philip Lynch of LDRS, have highlighted a direct relationship between unlicensed HMOs and negative community outcomes. The council states there have been almost 4,000 anti-social behaviour complaints connected to HMOs in Hillingdon since 2020. Residents from affected areas, such as Edgar Road in Yiewsley, spoke about how their neighbourhoods suffer from litter, street drinking, and other anti-social behaviour linked to poorly managed HMOs.

Councillor Tuckwell noted the council’s goal is to improve residents’ quality of life by holding landlords responsible for managing anti-social behaviour and maintaining property standards.

What Changes Would the New Licensing Scheme Bring?

The proposed licensing scheme would introduce several significant changes:

• Mandatory Licence Fee: Landlords with HMOs of three or four tenants from separate households would pay £1,401 for a five-year licence.
• Proactive Inspections: The council would shift from complaint-based inspections to regular proactive visits to ensure compliance.
• Enforcement Powers: New enforcement tools including civil penalties, licence revocation, and prosecutions to address breaches.
• Landlord Cooperation: The council intends to work closely with landlords to ensure that properties meet licensing conditions, addressing poor housing conditions and management.

Currently, HMOs with fewer than five tenants have no licence fees or expiry dates, and inspections occur only after tenant complaints.

How Does This Fit Within the Wider Context of Housing in West London?

With an ever-growing demand for affordable housing in London, the Local Democracy Reporting Service notes that councils and national authorities consistently encourage shared housing solutions. This trend has led to an increase in the conversion of traditional family homes into HMOs, particularly in boroughs like Hillingdon.

However, this rise has come with concerns about the impact on community stability and property conditions. MyLondon reports that Hillingdon Council recognises this challenge and aims to implement measures that promote affordable housing through HMOs while safeguarding residents’ welfare.

What Are the Next Steps Following the Consultation?

The consultation period will last ten weeks, during which residents, landlords, and other stakeholders can submit their views on the proposed licensing scheme.

Councillor Tuckwell emphasised that no final decision has yet been made. After assessing the consultation results, the council will consider whether to proceed with the policy. This step aims to ensure that the policy reflects community needs and balances housing availability with neighbourhood wellbeing.