Westminster selective licensing covers rented homes in 15 of 18 wards: the ward list, who needs a licence, the £995 fee, discounts and the £40,000 penalty.
Westminster selective licensing means most landlords in the city now need a council licence for every home they let. Since 24 November 2025, any privately rented house or flat in 15 of Westminster’s 18 wards that is let to one household, a single tenant or two sharers must be licensed, unless it already holds an HMO licence. The licence costs £995 per property, before discounts.
The scheme runs until 23 November 2030. Here is which wards are in it, who needs a licence, how the fee and discounts work, and what happens to landlords who do not apply.
Which wards are covered
The scheme is made up of two designations. Designation 1 targets poor housing conditions; Designation 2 targets poor conditions and anti-social behaviour. For a landlord the rules are the same in both.
| Designation 1 (8 wards) | Designation 2 (7 wards) |
|---|---|
| Abbey Road | Bayswater |
| Church Street | Hyde Park |
| Harrow Road | Lancaster Gate |
| Knightsbridge and Belgravia | Marylebone |
| Little Venice | Pimlico North |
| Maida Vale | Regent’s Park |
| Queen’s Park | West End |
| Westbourne |
Not covered: Pimlico South, St James’s and Vincent Square. HMO licensing still applies in those three wards.
Ward boundaries changed in 2022, so do not go by the old ward names on letting paperwork. The council has a ward finder on its selective licensing pages to check an address.
Who needs a selective licence
Inside the 15 wards, you need a licence if the home is privately rented to:
- a single household, such as a family or a couple;
- a single tenant;
- two people sharing.
Three or more people from two or more households sharing facilities is an HMO, which needs an HMO licence under Westminster’s citywide additional licensing scheme instead. A property needs one licence or the other, never both. Our page on Westminster HMO licensing covers that scheme and its £1,540 fee.
Who does not need one
- Social housing: homes let by housing associations or the council.
- Some student halls.
- Homes already licensed as HMOs.
- Resident landlords with a lodger: if you live in the property as your main home and one lodger shares your kitchen or bathroom, the council says you would not normally need a licence. A self-contained part of your home let separately usually does need one, and three or more lodgers may make it an HMO.
The full list of exemptions is in the Selective Licensing of Houses (Specified Exemptions) (England) Order 2006.
What it costs
The fee is £995 per property, paid in two parts:
| Fee | |
|---|---|
| Part A, paid when you apply | £543 |
| Part B, taken automatically when the licence is granted | £452 |
| Total | £995 |
Part A is not refunded if the application is refused, rejected or withdrawn.
Discounts
| Discount | Amount | What you pay in total |
|---|---|---|
| Accredited landlord | £99.50 off Part B | £895.50 |
| EPC rating B or above | £90.40 off Part B (20%) | £904.60 |
| EPC rating C | £45.20 off Part B (10%) | £949.80 |
| Several flats in one block, same owner, applied for together | £125 | £870 |
| Registered charity housing only vulnerable people | 100% | £0 |
Discounts can be combined. In the council’s own worked example, an accredited landlord with an EPC B flat pays £805.10.
The accreditation discount applies to members of the London Landlord Accreditation Scheme, the NRLA, UKALA, ARLA, RICS, Safeagent and Propertymark. You lose any discount if the council has had to ask twice for missing documents, has sent a warning letter for failing to license, or found the unlicensed property itself. The details are in the council’s fees, charges and discounts schedule.
How to apply
Applications are made online through the council’s licensing portal. You will need:
- a current gas safety certificate, if the property has gas;
- an electrical installation condition report (EICR);
- proof of address for the licence holder, if an individual;
- details of the occupants, room sizes and facilities;
- the names and contact details of every interested party: the owner if different, any mortgage lender, the freeholder or head lessor, and anyone else with a legal or financial stake.
Up to eight applications can be paid for in one card transaction. Once a valid application is in, you can keep letting the property while the council processes it. Licences usually last up to five years.
Overseas landlords can hold a licence, but must nominate a UK-based managing agent who signs a fit and proper declaration that is uploaded with the application.
The licence conditions
The licence carries conditions that apply for its whole life. The main ones:
- a valid gas safety certificate, where there is gas;
- an EICR at least every five years;
- working smoke and carbon monoxide alarms as the law requires;
- the property kept in good repair and free from serious hazards;
- reasonable steps to take references for new tenants;
- making sure tenants know how to put out rubbish and recycling;
- reasonable steps to deal with anti-social behaviour linked to the property.
The council will inspect licensed homes during the scheme, and also in response to complaints.
If a landlord does not apply
Letting a licensable property without a licence is a criminal offence. The council’s options include:
- a civil penalty of up to £40,000, the maximum under the Renters’ Rights Act 2025 for offences from 1 May 2026;
- prosecution, with an unlimited fine;
- a rent repayment order, where the tenant or the council asks the First-tier Tribunal to order up to 24 months’ rent, or housing benefit or universal credit, to be repaid;
- an entry on the national database of rogue landlords and agents.
The council’s FAQ also warns that an unlicensed landlord cannot serve a valid Section 21 notice. Section 21 was abolished in England on 1 May 2026 when the Renters’ Rights Act came into force, so possession now always needs a Section 8 ground; take legal advice on how an unlicensed property affects that.
How tenants can check
Westminster’s public licence register lists every licence issued under its schemes. Applications still being processed do not appear, so a missing entry does not prove the landlord has not applied. Ask the landlord or agent for the licence number or application reference. If you rent in one of the 15 wards and there is no licence and no application, you can report it to the council at propertylicensing@westminster.gov.uk.
If you are struggling to find or keep a home in the city, our guide to the Westminster housing register explains how council housing is allocated.
Frequently asked questions
What is Westminster selective licensing? A council scheme, in force since 24 November 2025, requiring landlords to license most privately rented homes in 15 of Westminster’s 18 wards. It runs until 23 November 2030 unless the council ends it earlier.
Which Westminster wards are not in selective licensing? Pimlico South, St James’s and Vincent Square. HMOs in those wards still need an HMO licence.
How much is a Westminster selective licence? £995 per property: £543 when you apply and £452 when it is granted. An accredited landlord with an EPC B flat pays £805.10, and further flats in the same block cost less again.
Do I need a selective licence if I have an HMO licence? No. A property licensed under the mandatory or additional HMO schemes is excluded. You only need one licence per property.
Can I keep letting while my application is processed? Yes. The council says that once you have submitted a valid application, no further action is needed and you can continue to let the property.
What is the fine for not having a selective licence in Westminster? A civil penalty of up to £40,000, or prosecution with an unlimited fine. Tenants can also apply for up to 24 months’ rent back through a rent repayment order.
Sources
- Westminster City Council, selective licensing pages: do I need a licence, apply for a licence, licence conditions, FAQs and public register, checked 8 October 2026.
- Westminster City Council, Selective Licence Fees, Charges and Discounts schedule, and Notice of Designation No. 1 (made 24 June 2025, in force 24 November 2025, ceasing 23 November 2030).
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