From 5th January 2026, Woking Borough Council is implementing an additional Woking HMO licensing scheme for small houses in multiple occupation (HMO).
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Plans to introduce the scheme for smaller shared rented homes across the borough have been approved. The scheme requires all HMOs with three or four occupiers from two or more households to be licensed.
Small HMOs will need to be licensed from 5th January 2026 until 4th January 2031.
A small HMO will need a licence if:
- It is occupied by 3 or more people (including children) from more than one household.
- Some or all of the occupiers share basic facilities (toilet, bathroom or kitchen).
- At least one occupier pays rent (including where their employer pays the rent).
- It is their only or main residence.
If a licence is required under this scheme, Woking Borough Council requires the landlord to apply. Properties with five or more occupants still require a mandatory HMO licence.
Applying for a licence
1) Documents required
Please ensure the following documents are ready when submitting an application:
- Floor plan (a simple line drawing is acceptable) with room dimensions in m2 clearly marked.
- Electrical Installation Condition Report (EICR).
- Gas Safety Certificate (if applicable).
Note: Payment is requested at the end of the form.
2) Licence fees and payment options
Licence fees: Fees vary depending on the number of bedrooms. Discounts are available for accredited landlords (who have completed training) and registered charities.
See the full fee structure on Woking Borough Council’s site: Mandatory & additional HMO licensing costs.
Payment options: You may pay the application fee in two parts (one on submission and the other before the licence is issued) or pay both parts together.
3) Inspections and enforcement
Once an application is submitted and confirmed, the council will arrange a property visit. While not all properties may be inspected before the licence is issued, every property will be inspected during the licence period.
Apply by 5 January 2026 to avoid penalties. Failure to apply may result in:
- A licence valid for only 1 year (instead of 3).
- A fixed penalty notice of up to £30,000 under Section 72 of the Housing Act 2004.
4) Additional information
Properties with 5 or more occupants still require a mandatory Woking Borough Council HMO licence. If a property already holds a mandatory licence, no additional licence is needed.
Some landlords may prefer to apply for a mandatory licence if their property has sufficient rooms and amenities for 5 or more people. In that case, additional documentation will be required.
For more information, see Woking Borough Council’s guidance and the online application form: Apply or renew an HMO licence. For support, email property.licensing@woking.gov.uk.
Frequently asked questions
- When does the scheme start? 5th January 2026.
- Who needs a licence? Small HMOs with 3 or 4 occupiers from 2+ households in Woking.
- How long does it run? Until 4th January 2031.
- What documents are required? A floor plan with room sizes, an EICR, and a Gas Safety Certificate if applicable.
- What if I don’t apply? You may receive a 1-year licence and face a fixed penalty up to £30,000.
Please get in touch if your property and current tenancy fall within the criteria of the additional HMO licensing scheme.
Learn more about our Property Management services for landlords in Woking — designed to keep you compliant, organised and stress-free.
Last updated: 4 November 2025
