Sutton Council Is Moving To Data-Led Enforcement
Property Licensing Guide for Sutton
Sutton currently operates additional licensing in 20 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.
Sutton is in the London registration window for the PRS database, which opens on 15 July 2027: see when landlords in London have to register on the PRS database.
Sutton Property Licensing Schemes
To check whether a Sutton property is licensed, search the council’s public HMO licence register. The council lists it on its HMO page. Use Kamma’s free checker to see which scheme covers an address.
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 Sutton property needs a licence? Kamma's free checker covers selective, additional and HMO schemes.
Check a Sutton property →What are the licensing requirements for Sutton?
Mandatory licensing in Sutton
Mandatory HMO licensing applies across Sutton (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 Sutton?
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.
Sutton operates additional HMO licensing. The current designation is set out below.
Do I need a selective licence in Sutton?
Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.
Sutton does not currently operate a selective licensing scheme.
Additional licensing: 22 March 2026 to 22 March 2030, borough-wide (all 20 wards).
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 Sutton Council’s website here. Or let Kamma’s expert team process the application for you.
How much does a licence cost?
Licence fees
| Licence | Fee |
|---|---|
| Additional HMO licence | £319.40 per let. Worked total £958.20, on this basis: 3 lets × £319.40 per let |
| Mandatory HMO licence | £319.40 per let. Worked total £1,597, on this basis: 5 lets × £319.40 per let |
Fees as published by the council, verified 20 July 2026; subject to change. See the council’s fee page for full schedules, payment stages and discounts.
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Sutton Property Licensing FAQs
What licensing schemes does Sutton operate?
Sutton operates additional licensing (in force since 22 March 2026), alongside the national mandatory HMO scheme. The additional scheme covers the whole borough and has been in force since 22 March 2026.
Do all properties in Sutton need a licence?
Not every privately rented property in Sutton needs a licence. Sutton has no selective licensing scheme. HMOs need a licence: mandatory licensing for five or more people forming more than one household, and additional licensing for three or four people across the whole borough.
What if my property doesn't have a licence?
Operating a Sutton HMO that needs a licence without one can bring civil penalties of up to £40,000 per property. The council also charges a £300 discovery penalty when it finds an unlicensed property. The landlord 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 HMO licences on behalf of landlords in Sutton, and many manage the full process. The licence holder is the person with control of or managing the property, and licences cannot be transferred. A new owner or manager needs a new application.
How do I apply for a Sutton property licence?
You can apply through Sutton Council’s website (licensing pages), or use a managed service such as Kamma.
Does Sutton have selective licensing?
No. Sutton does not operate a selective licensing scheme. Sutton licenses HMOs only: mandatory licensing for five or more people, and additional licensing across the whole borough for smaller HMOs of three or four people.
When did Sutton additional licensing start?
Sutton additional HMO licensing came into force on 22 March 2026 and covers the whole borough. The council says the lead-in period has expired and the scheme is fully live. It applies to HMOs below the five-person mandatory threshold. The fee is £319.40 per let.
What are the conditions to obtain an HMO licence in Sutton?
Sutton’s HMO licence conditions set standards for fire safety, amenities, room sizes and management (council licensing page).
About Sutton
Sutton’s additional HMO licensing scheme applies to the whole borough. The council says the lead-in period has expired and the scheme is fully live. Sutton also has a borough-wide Article 4 Direction, made on 22 February 2024 and confirmed on 26 November 2024. It means converting a home to an HMO of any size needs planning permission.
Licensing Enforcement in Sutton
Sutton 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 council also charges a £300 discovery penalty when it finds an unlicensed 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.
Neighbouring borough guides
Licensing schemes stop at the borough boundary. A property one street over can need a different licence. Guides for the neighbouring boroughs:
