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Licence and compliance works

Licence condition and schedule-of-works

Pricing and completing the works a council lists in licence conditions, notices or inspection letters.

  • Free site visit and measured survey
  • Built to the council’s HMO standards
  • Certificates and photos at handover
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Newly fitted fire door with intumescent strips, smoke seals and overhead closer
In short: Licence condition works are the jobs a council asks for before or after granting an HMO licence: things like extra detection, fire doors, a second bathroom, kitchen changes or repairs. We price each item on the council’s list, carry out the work within the deadline, and give you the evidence the council asks for.

What does licence condition and schedule-of-works include?

  • Item-by-item price against the council’s list
  • Programme set to meet the council deadline
  • Fire safety, amenity and repair works
  • Certificates and photos for each item
  • A completion letter for your licence file
  • Liaison with you before the council revisits
  • Advice on items that need a specialist
  • Follow-up works after re-inspection

When do landlords need it?

  • A licence granted with conditions
  • An inspection letter or schedule of works
  • An improvement notice with a deadline

What rules apply in each UK nation?

The law differs between England, Wales, Scotland and Northern Ireland, and councils publish their own HMO standards on top. These are the points that usually matter for this work.

England

  • Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
  • Fire precautions follow a risk assessment; the LACORS Housing – Fire Safety guide (2008) is guidance, not law, but many councils base their standards on it.
  • National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
  • Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.

All HMO rules for England

Wales

  • Mandatory licence for HMOs with 3 or more storeys and 5 or more people in 2 or more households; Wales did not adopt England’s 2018 change.
  • Fitness for human habitation rules require mains-powered, interlinked smoke alarms on every storey and CO alarms where there is a gas, oil or solid-fuel appliance.
  • Kitchen and bathroom ratios are set in each council’s HMO standards.
  • Councils assess hazards, including damp and mould, under the HHSRS, alongside the fitness for human habitation rules for occupation contracts.

All HMO rules for Wales

Scotland

  • Every HMO needs a council licence: 3 or more people who are not all from one or two families, sharing basic amenities. Licences last up to 3 years.
  • The tolerable standard requires interlinked smoke alarms in the main living room and circulation spaces and a heat alarm in the kitchen; licensed HMOs must meet the council’s higher standard.
  • Kitchen, WC and bathroom ratios come from council standards; one WC and one bath or shower per 5 people is a common figure.
  • Awaab’s Law applies to most private tenancies from 6 October 2026: damp and mould reports must be investigated within 10 working days, and repairs to substantial damp or mould must start within 5 working days.

All HMO rules for Scotland

Northern Ireland

  • A licence is needed where 3 or more people forming more than two households live as their main home and pay rent; the NI HMO Unit at Belfast City Council licenses for every council.
  • The NIFRS HMO Fire Safety Guide (July 2026) usually expects Grade D1 interlinked detection in smaller shared houses and a Grade A system with more than 6 occupants or over 200 m².
  • Kitchens, bathrooms and WCs must meet the 2019 living accommodation standard regulations and licence conditions.
  • Licence conditions and council enforcement cover disrepair, damp and mould in licensed HMOs.

All HMO rules for Northern Ireland

How much does licence condition and schedule-of-works cost?

UK typical budget ranges. See local pages for regional guides.
ItemUK typicalPer
Typical allowance for minor amenity and repair items on a council list (our estimate)£1,500 – £5,000house
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)£800 – £2,000house
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted£300 – £600door
EICR, 5+ bedroom house£150 – £400inspection

Typical time on site: Set by the council’s deadline. Your fixed price follows a site visit; use the guide-price tool for a figure for your house.

How the job runs

  1. Free site visit and measured survey.
  2. Itemised written quote and programme.
  3. Works with one point of contact and photo updates.
  4. Handover with certificates, drawings and photos.

Questions about licence condition and schedule-of-works

Can you meet a council deadline?

In most cases, yes, if we see the list early. Send it to us as soon as you get it and we will tell you straight away if a deadline looks tight.

Do you deal with the council for me?

We give you the evidence and can talk the council through the works if you want. The licence and any correspondence stay in your name.

What if the council disagrees with the work?

We build to the written list and standards. If the council asks for more, we price the extra items separately.

Can you help with an improvement notice?

Yes. We carry out the works listed in the notice and give you evidence of completion. Legal questions about the notice are for your adviser.

Related services

Where we work

Choose a nation and area for local rules, postcodes and regional prices.

England

Wales

Scotland

Northern Ireland

Planning HMO works?

Free site visit, then a fixed written quote itemised against your council’s standards.

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