How do I check if my landlord has a licence?

For HMO and selective licences, search your local council's website — most publish a searchable register. The national landlord database cannot be searched yet: registration opens from 15 December 2026, region by region, so until it reaches your area the council's licensing register is the only register to check. You can also contact your council's private sector housing team and request confirmation in writing.

My landlord has been unlicensed the whole time I've lived here. Can I claim?

It depends when the offence was committed. For an offence on or after 1 May 2026 you have 2 years to apply and can claim up to 24 months' rent from the unlicensed period. For an offence before that date the old rules still apply: 12 months to apply, and up to 12 months' rent — the Renters' Rights Act 2025 changes are not retrospective (Housing and Planning Act 2016 ss.41(2)(b), 44, as amended by the Renters' Rights Act 2025 s.98(3)(a); saving provision in SI 2026/421, reg. 11). The tribunal decides the amount within the applicable maximum, based on the severity of the conduct.

Does my landlord need to tell me if they are unlicensed?

No — there is no legal obligation to disclose licensing status. That is why you need to check. However, if your landlord served you a notice to inspect the property or made representations about compliance that turned out to be false, that may be relevant to the tribunal's assessment of the award.

What if my landlord gets a licence now — can they still be ordered to repay?

Yes. An RRO relates to the period the property was unlicensed, not whether it is currently licensed. Obtaining a licence after you apply does not extinguish your claim.

Can my landlord evict me for applying for an RRO?

Not without a court order — and they cannot get one without a valid legal ground. Applying for an RRO does not give your landlord a ground for possession. If they attempt retaliatory action, that conduct itself may be relevant evidence at the tribunal.

Is your landlord licensed? If not, you may be owed thousands.

If your landlord lets a property without the required licence, you can claim an RRO of up to 24 months' rent. How to check the register and apply.

If your property has 5+ occupants from 2+ households sharing facilities (kitchen, bathroom), it is almost certainly a licensable HMO. Your landlord must hold a licence. Operating without one is a criminal offence and a ground for an RRO.

Some councils extend licensing to smaller HMOs (e.g. 3 or 4 people, 2 households). Check your local council to see whether an Additional Licensing scheme applies in your area.

Some councils designate specific areas for Selective Licensing — meaning all private landlords in that area need a licence, even for single-household lets. Common in high-demand cities. Check your council's website.

Created by the Renters' Rights Act 2025. The national landlord database is not yet open: registration starts on 15 December 2026 in the West Midlands and rolls out region by region over the following 12 months, with a three-month window for each region. Once a landlord is required to register, failing to do so is an offence and a standalone ground for an RRO. Until the database reaches your area, the council's licensing register is the place to check.

Four types of licence — any one could apply to you.

Three ways to find out if your landlord is licensed.

Most councils publish their HMO and selective licensing registers online. Search your council's website for 'HMO register' or 'licensing register'. You can usually search by address. If your property is not listed, it is either not required to be licensed or is operating without one.

Email or call the council's private sector housing team and ask them to confirm in writing whether the property at your address holds a valid licence. A written response is valuable evidence for an RRO application.

The Renters' Rights Act 2025 creates a national landlord database. It is not live yet: registration opens on 15 December 2026 in the West Midlands and reaches the rest of England region by region over 2027, and tenants will then be able to use it to check whether a landlord is registered. Until it is live in your area, use the council's licensing register above. Once a landlord is required to register, an unregistered landlord commits an offence and can be the subject of an RRO.

Save your evidence now

Take a screenshot of the council’s licence register showing your property is not listed. If you receive a written confirmation from the council, save it. This evidence is essential — and the register can be updated at any time.

Unlicensed landlord? Start your claim.

Start My Claim prepares your complete RRO application, including evidence bundle and witness statement, for the First-tier Tribunal. Fixed fee £269.

Landlord licensing — FAQ

Sources: Housing Act 2004, Parts 2–3 (HMO and selective licensing) · Housing and Planning Act 2016, Part 2 (rent repayment orders) · Renters’ Rights Act 2025 (c.26), ss.18–24 · MHCLG: The Renters’ Rights Act Information Sheet 2026 · Landlord and Tenant Act 1985

Not legal advice. Start My Claim is document-assembly software, not a law firm. This guide is general information only — for advice on your situation, consult a qualified housing solicitor, Shelter, or Citizens Advice.