Quick answer
Start your HMO licence renewal certificates 8 to 12 weeks before the licence expires. Expect to submit an in-date gas safety record, a satisfactory EICR, an EPC, a fire risk assessment, a legionella risk assessment and PAT records. Councils differ, so check your borough’s checklist.
HMO licences are granted for a limited period, commonly up to five years, and councils usually want a fresh set of safety paperwork on renewal. Starting the certificates early prevents last-minute gaps, especially for gas, which is annual.
A renewal timeline that works
| When | What to do |
|---|---|
| 12 weeks before expiry | Check your council’s renewal rules and dates; book the EICR so there is time for any remedial work |
| 8 weeks before | Book the fire risk assessment, legionella assessment and PAT test; check your EPC and asbestos report are in date |
| 4 weeks before | Book the gas safety check so it is in date at submission; collect all reports |
| 2 weeks before | Check addresses, room counts and dates on every document; submit |
The usual submission pack
- Gas Safety Certificate: in date at the time of submission.
- EICR: satisfactory, with proof any remedial work is complete.
- EPC: valid and meeting the minimum standard.
- Fire risk assessment and evidence of alarm testing.
- Legionella risk assessment.
- PAT test records for supplied appliances.
- Asbestos management survey for older buildings, where the council asks.
Not every council asks for every item, and some ask for additional documents such as floor plans, tenancy agreements or a management arrangement statement. Check your borough’s guidance, such as Croydon, Islington, Camden and Westminster, or see the London areas we cover.
Common reasons for delays
- Certificates that expire while the application is being processed.
- Unresolved C1 or C2 electrical observations with no evidence of remedial work.
- Missing signatures, the wrong address or the wrong number of lettable rooms on reports.
- Fire risk assessments that do not mention the property or its occupants.
What if a certificate expires during the review?
The council may ask for an updated copy, so time your gas check and any other short-lived documents to overlap with the review period. Keeping digital copies makes it quick to resend them.
Make renewals easier next time
Keep one folder per property with every certificate, the date it expires and the date you should book the next one. Align dates where you can, for example PAT with the annual gas check, so you have fewer separate visits. See the full HMO landlord certificates checklist and what each one costs.
Frequently asked questions
How early can I submit a renewal?
Check your council. Many accept renewals a few months before expiry, and some require them well before the licence ends.
Can you send reports in a council-ready format?
Yes. Reports are returned digitally so they can be added straight to your licence file.
What if my property now falls under a different licensing scheme?
Councils can introduce additional or selective licensing. Check with your borough whether your property needs a licence under a scheme that has changed.
Sources and further reading
- GOV.UK: Your landlord’s safety responsibilities
- The Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018
Related guides
- HMO landlord certificates checklist
- How often does an HMO need an EICR?
- HMO gas safety certificate rules
Need this arranged across one or several properties? Request a written quote or call 07707 999369.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.