Letting Agents Can Be Fined for Unlicensed Southampton Properties
Property Licensing Guide for Southampton
Southampton currently operates additional licensing in 9 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.
Southampton is in the South East registration window for the PRS database, which opens on 15 March 2027: see what the PRS database means for landlords and agents in the South East.
Southampton Property Licensing Schemes
To check whether a Southampton property needs an HMO licence, use the council’s online application form, which includes a check, or email HMO@southampton.gov.uk. You can also run an address through Kamma’s free checker below.
Is manual compliance causing a headache for your agency? At Kamma, we specialise in automating licensing compliance for agents across the UK. If you need any assistance in getting your property portfolio compliant, find out how we can help letting agents here.
Not sure whether a Southampton property needs a licence? Kamma's free checker covers selective, additional and HMO schemes.
Check a Southampton property →What are the licensing requirements for Southampton?
Mandatory licensing in Southampton
Mandatory HMO licensing applies across Southampton (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 Southampton?
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.
Southampton operates additional HMO licensing. The current designation is set out below.
Do I need a selective licence in Southampton?
Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.
Southampton does not currently operate a selective licensing scheme.
Additional licensing: 1 October 2025 to 30 September 2030, covering Banister & Polygon, Bargate, Bassett, Bevois, Freemantle, Millbrook, Portswood, Shirley and Swaythling.
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 Southampton Council’s website here. Or let Kamma’s expert team process the application for you.
How much does a licence cost?
Licence fees (from 1 October 2025): the council charges £953 for a timely application using its own inspection (£300 application plus £653 issue fee) and £636 with an approved independent surveyor (£300 plus £336), before the surveyor’s own charge. Applications received more than three months after a property becomes licensable cost £1,618 (£300 plus £1,318). Large student buildings in an approved code scheme get 50% off. See the council’s fees page.
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Southampton Property Licensing FAQs
What licensing schemes does Southampton operate?
Southampton operates additional licensing (1 October 2025 to 30 September 2030), alongside the national mandatory HMO scheme. See the scheme details above.
Do all properties in Southampton need a licence?
No. The council’s licensing pages list only mandatory and additional HMO licensing for Southampton. Mandatory licensing applies city-wide to HMOs with five or more people. Additional licensing applies in nine wards to smaller HMOs and HMOs in purpose-built blocks, from 1 October 2025 to 30 September 2030.
What if my property doesn't have a licence?
Operating a Southampton property that requires a licence without one 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?
Yes. Letting agents can apply for Southampton HMO licences on behalf of landlords through the council’s online form, and many manage the full process.
How do I apply for a Southampton HMO licence?
You can apply through Southampton Council’s website (HMO application page). The council says applications should be processed within 12 weeks. Kamma also offers a managed application service.
Does Southampton have selective licensing?
No. Southampton City Council’s licensing pages list mandatory and additional HMO licensing only. Additional licensing covers nine wards from 1 October 2025 to 30 September 2030.
What does Southampton additional licensing cover?
Southampton City Council’s additional licensing scheme runs from 1 October 2025 to 30 September 2030. It requires a licence for HMOs with fewer than five occupants, and for HMOs in purpose-built blocks, in nine wards.
What are the conditions to obtain an HMO licence in Southampton?
Southampton City Council sets its HMO standards in its guidance on HMO standards. If a property needs improvements to meet them, the council adds those as licence conditions with a timescale to complete the work.
About Southampton
Southampton City Council’s additional HMO licensing covers nine wards: Banister and Polygon, Bargate, Bassett, Bevois, Freemantle, Millbrook, Portswood, Shirley and Swaythling. It applies to HMOs with fewer than five occupants and to HMOs in purpose-built blocks. Owners had to apply within three months of 1 October 2025, and later applications pay a higher fee.
Licensing Enforcement in Southampton
Southampton City Council says that failing to apply for a licence can lead to civil penalty fines and prosecution. 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.
