Unlicensed HMOs in Woking: What Agents Risk
Property Licensing Guide for Woking
Woking currently operates additional licensing in 10 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.
Woking 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.
Woking Property Licensing Schemes
Not sure whether a Woking property is licensed? Check the address against the council’s HMO licence register before you take it on, and ask the landlord for the licence number and expiry date.
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 Woking property needs a licence? Kamma's free checker covers selective, additional and HMO schemes.
Check a Woking property →What are the licensing requirements for Woking?
Mandatory licensing in Woking
Mandatory HMO licensing applies across Woking (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 Woking?
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.
Woking operates additional HMO licensing. The current designation is set out below.
Do I need a selective licence in Woking?
Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.
Woking does not currently operate a selective licensing scheme.
Additional licensing: 5 January 2026 to 4 January 2031, covering Byfleet and West Byfleet, Canalside, Goldsworth Park, Heathlands, Hoe Valley, Horsell, Knaphill, Mount Hermon, Pyrford and St John’s.
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 Woking 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 |
|---|---|
| Mandatory HMO licence | £850 (New application (smallest tabled total)). Worked total £880, on this basis: £700 Part 1 + 5 × £10 per bedroom + £130 Part 2 |
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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Woking Property Licensing FAQs
What licensing schemes does Woking operate?
Woking Borough Council operates additional HMO licensing across the whole borough from 5 January 2026 to 4 January 2031. It runs alongside the national mandatory HMO scheme. Woking has no selective licensing scheme.
Do all properties in Woking need a licence?
No. Woking has no selective licensing scheme, so a standard let to one household does not need a licence. An HMO with 3 or 4 occupants from 2 or more households needs an additional licence. An HMO with 5 or more occupants needs a mandatory licence.What if my property doesn't have a licence?
Operating a 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 HMO licences on behalf of landlords in Woking, and many manage the full process.
How do I apply for a Woking property licence?
You can apply through Woking Council’s website (apply or renew an HMO licence), or use a managed service such as Kamma.
Does Woking operate selective licensing?
No. Woking has no selective licensing scheme in force. Its current scheme is additional HMO licensing, which started on 5 January 2026.
Why did Woking introduce additional licensing?
Woking Borough Council says it introduced additional licensing to tackle poor property conditions, inadequate management and tenants’ reluctance to report issues for fear of eviction. It followed a consultation from 27 June to 31 August 2025.
What are the conditions to obtain an HMO licence in Woking?
The council’s HMO licence conditions set standards for fire safety, amenities, room sizes and management (licence conditions).
About Woking
Woking Borough Council consulted from 27 June to 31 August 2025 on additional HMO licensing. Its Executive designated the borough on 11 September 2025, and the scheme began on 5 January 2026. The council reports that 80% of consultation respondents backed it.
Licensing Enforcement in Woking
Woking 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.
