Reading Council Is Moving To Data-Led Enforcement
Property Licensing Guide for Reading
Reading currently operates additional licensing in 16 wards; mandatory HMO licensing applies everywhere. Last checked: 20 October 2026.
This free guide will provide you with the key details regarding what licensing requirements are necessary in this area and how to apply for a licence.
Reading is in the South East registration window for the PRS database, which opens on 15 March 2027: see PRS database registration in the South East.
Reading Property Licensing Schemes
To check a Reading address, use the free checker below. The council’s scheme page lists the designation and both HMO application routes.
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Not sure whether a Reading property needs a licence? Kamma's free checker covers selective, additional and HMO schemes.
Check a Reading property →What are the licensing requirements for Reading?
Mandatory licensing in Reading
Mandatory HMO licensing applies across Reading (and all of England) to larger HMOs. These are properties occupied by five or more people forming more than one household, including:
- Shared houses and flats occupied by students and young professionals.
- Properties converted into bedsits with some shared facilities.
- Properties converted into a mix of self-contained and non-self-contained accommodation.
Do I need an additional property licence in Reading?
Additional licensing requires smaller HMOs in a designated area to be licensed. That means a privately rented property with three or more people forming more than one household.
Reading operates additional HMO licensing. The current designation is set out below.
Do I need a selective licence in Reading?
Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.
Reading does not currently operate a selective licensing scheme.
Additional licensing: 1 March 2026 to 28 February 2031, covering Abbey, Battle, Caversham, Caversham Heights, Church, Coley, Emmer Green, Katesgrove, Kentwood, Norcot, Park, Redlands, Southcote, Thames, Tilehurst and Whitley.
Mandatory HMO licensing: in force since 2006 for HMOs of five or more people forming more than one household.
How do I apply for a licence?
You can apply for a licence via Reading Council’s website here. Or let Kamma’s expert team process the application for you.
How much does a licence cost?
Licence fees: see Reading Council’s property licensing pages for current fees.
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Reading Property Licensing FAQs
What licensing schemes does Reading operate?
Reading Council operates additional HMO licensing across the whole borough from 1 March 2026 to 28 February 2031. The national mandatory HMO scheme applies alongside it. Scheme details are set out above.
Do all properties in Reading need a licence?
No. Reading Council has no selective licensing scheme in force, so a single let does not need a licence. An HMO with 5 or more occupants needs a mandatory licence. An HMO with 3 or 4 occupants from 2 or more households needs an additional licence under Reading’s scheme.
What if my property doesn't have a licence?
A licensable Reading HMO without a licence can bring civil penalties of up to £40,000 per property. The landlord also risks a rent repayment order of up to 24 months’ rent. A letting agent who manages the property or collects the rent commits the offence too and can be fined separately.
Can letting agents apply on behalf of landlords?
Letting agents can apply for Reading HMO licences on behalf of landlords, and many manage the full process. The licence holder must be a fit and proper person, so confirm who holds each licence before filing.
How do I apply for a Reading property licence?
Reading Council takes mandatory HMO applications (5 or more occupants) at hmolicensing.reading.gov.uk. It takes additional licence applications (3 or 4 occupants) through the Home Safe portal at home-safe.org.uk. Details are on the council’s HMO page. Kamma can also prepare the application.
Does Reading have selective licensing?
Reading Council has not formally designated a selective licensing scheme. It has said it plans one for Battle ward, followed by Park and Redlands wards in later phases. Until a designation is published, single lets in Reading do not need a selective licence.
Why did Reading introduce additional licensing?
Reading Council introduced additional HMO licensing for smaller HMOs of 3 or 4 occupants not covered by the mandatory scheme. The designation was made on 13 November 2025 and covers the whole borough from 1 March 2026.
What are the conditions to obtain an HMO licence in Reading?
Reading Council sets licence conditions for HMOs, covering fire safety, amenities, room sizes and management. The mandatory licence conditions are on the council’s HMO page, which also links its HMO management pack.
About Reading
Reading Borough Council made its additional licensing designation on 13 November 2025. It covers the entire borough, all 16 wards, and came into force on 1 March 2026. The designation expires on 28 February 2031. Landlords and agents of HMOs with 3 or 4 occupants from 2 or more households must apply. The council also plans selective licensing in phases, starting with Battle ward, then Park and Redlands wards. It had not formally designated any selective scheme when this guide was checked on 20 October 2026.
Licensing Enforcement in Reading
Reading Council enforces property licensing across its schemes. Letting a property without the required licence risks prosecution and civil penalties of up to £40,000 per property. The landlord can also face a rent repayment order of up to 24 months’ rent. Where a letting agent manages the property or collects the rent, the agent commits the offence too and can be fined in its own right.
