Hello Readers,
After my last blog, where I highlighted that Medway Council had delayed the implementation of their licensing scheme, it was approved following the council’s committee meeting on 22nd September to start on 4th January 2027.
To be honest, my view is that this is a very disappointing outcome, and Propertymark have an interesting comment, saying that the PRS Database should fulfil the function of licensing schemes, so the UK government should commit to removing them once operational. I hope this is the case!
Propertymark also comments that inspections are rare due to the ratio of enforcement officers to private rented dwellings, and how 35% to 50% of the fee simply goes toward data entry and document verification due to inefficient processes!
As yet, the scheme is not open to applications but as soon as it is I will let you know!
What areas are covered by Medway’s selective and additional licensing scheme?
For single let properties, the scheme covers the areas below and you can preview a map by clicking on the relevant link:
- Chatham Central and Brompton
- Fort Pitt
- Gillingham North
- Gillingham South
- Luton
- Strood North and Frindsbury
- Watling.
All HMO properties in the areas below will also require a selective license and you can preview the geographical coverage with the links here:
How much will an additional or selective licence cost me as a Medway landlord?
The fees are divided into two parts and I have outlined them below. Where the table mentions multi property discount, it only applies where the properties are in common ownership and management control, contiguous with each other in the same block or building, and all applications are made at the same time.
It is my understanding that an accredited landlord is someone who is a member of one of the following schemes:
Accredited under:
- Kent Landlord Accreditation Scheme (KLAS) – No annual fee, you pay for a one off training course that lasts for five years
- National Residential Landlords Association (NRLA) – £125 per year
- UK Association of Letting Agents (UKALA)
Member of:
- Association of Residential Letting Agents (ARLA)
- Royal Institution of Chartered Surveyors (RICS)
- Safeagent
| Part | Selective licence | Additional HMO licence |
|---|---|---|
| Part A (paid on application) | £436 | £830 |
| Part B (paid before licence is issued) | £404 | £770 |
| Total fee (one-off, covers five years) | £840 | £1,600 |
| Accredited landlord discount (off Part B) | £84 | £160 |
| Multi-property discount (off Part A) | £105 | £200 |
| Charity discount (off Part B, can’t be combined with other discounts) | £210 | £400 |
What ward does my Medway rental property fall into?
If you are unsure what ward your property falls into, you can use this postcode search tool on the Medway council website.
Does Medway’s licensing scheme apply to Airbnb or short-term lets?
The answer here is no. Short-term lets fall outside both the selective and additional HMO licensing schemes, which only cover longer-term rentals. Holiday lets have their own planning and regulatory rules, and letting frequently may mean you need planning permission for a change of use.
Can I transfer my licence if I sell my property?
No, licenses cannot be transferred but the documentation says nothing about a portfolio within a limited company. I would assume that licenses stay with the limited company, so if you are selling a portfolio that is structured in this way the new owner should not need to obtain a license. It would, however, be prudent to validate this point during the sale process.
How often do licensed landlords have to inspect their property?
Under the licence conditions, selective licence holders must inspect their property at least every six months. Additional HMO licence holders must inspect at least every three months, including checks that the number of occupants matches the licence. Keep records of each inspection as evidence.
Do landlords and agents agree with additional and selective licensing?
The overwhelming sentiment here is that, no, landlords and agents do not agree with this scheme. Although surveyed and apparently listened to, it seems that they were ignored!
I covered this in more detail here, and I have summarised some key facts below:
- 81% of landlords and agents opposed selective licensing. Among residents, only 19% were against it.
- 92% said the £840 selective licence fee is too high. For the £1,600 HMO licence fee, the figure was 75%.
- 61% said poor property conditions aren’t a big problem locally. Meanwhile, 73% of residents said they are.
- 67% disagreed with the proposed selective licence conditions. Many said the conditions duplicate rules landlords already have to follow.
- 68% said the accredited landlord discount is too low. At the same time, 42% of landlords and agents who answered weren’t accredited or a member of any landlord body, which means many would miss out on the discount as things stand.
As usual, I’d be interested to hear your thoughts on this and if you have any questions I will be more than happy to help. The best way to get in touch is by emailing hasan@home-share.co.uk. I will also keep you updated as the scheme opens for application!
Hasan