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Licensing in Tonbridge and Malling

Tonbridge and Malling has no selective or additional licensing scheme in force.

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Licensing, ward by ward

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  • National rules only19

Current ward boundaries from ONS. Some homes are exempt, so check your postcode and the scheme details below.

Selective licensing
None
Additional HMO licensing
No
Article 4 on house shares
Yes
Consultation
Open

Licensing schemes

  • Mandatory HMO licence

    In force

    Mandatory HMO licensing (national scheme, Tonbridge and Malling fees)

    Area

    The whole of Tonbridge and Malling Borough (national scheme).

    Fee

    Published standard fee: £810

    The council page says 'Fees from 1 April 2026 are as follows: new HMO licence - £810 renewal HMO licence - £727'. The GOV.UK application page for the council also shows a £810 fee.

    Who needs one
    HMOs meeting the standard, self-contained flat or converted building test that are occupied by five or more people forming more than one household. The council says 'We only operate mandatory licensing of HMOs that meet one of the first three tests above and where the property is occupied by five or more people made up of more than one household. A mandatory HMO licence is not required for self-contained flats in purpose built blocks of three or more flats.'
    Exemptions
    Self-contained flats in purpose-built blocks of three or more flats are excluded.
    Apply on the council’s websiteLicence conditions
    How we checked this

    National scheme. 'Licences last up to five years' and include standard conditions (annual gas safety certificate, safe electrics, appliances and furniture, working smoke alarms, written tenancy agreements), with possible further conditions on use or occupation or anti-social behaviour prevention. Applications and renewals are made online through GOV.UK and need a sketch plan, EICR, gas safety certificate and BS 5839 fire alarm certification (BS 5288 emergency lighting optional). A redacted HMO public register is published. The council's page states it operates only mandatory licensing.

    Sources

Article 4 for house shares

Tonbridge and Malling has an Article 4 direction on HMOs (houses in multiple occupation, or shared houses). Turning a family home into a shared house may need planning permission.

Area
Specific areas, in force now: the immediate 'Houses in Multiple Occupation Article 4(1) Direction 2026' covers land edged red on the attached plans, described in the notice as 'Land at South Tonbridge', 'Land at Snodland' and 'Land at East Malling'. The Cabinet report describes the Tonbridge area as parts of Judd, Vauxhall and Cage Green & Angel wards, with areas in Snodland and East Malling; only the parts edged red on the consultation maps (https://democracy.tmbc.gov.uk/documents/s101905/01.02%20Annex%202%20-%20Maps.pdf) are covered. The direction removes the Class L(b) right to change from a C3 dwellinghouse to a C4 small HMO. Cabinet on 6 October 2026 resolved that 'the making of an immediate Article 4 Direction for the areas identified on the maps ... be approved'; the notice says it 'was made on 6 October 2026 and applies ... from the 16 October 2026, unless it is not confirmed by 16 April 2027'. Existing lawful HMOs are not affected (council consultation page). It lapses if not confirmed by 16 April 2027.
Takes effect
16 Oct 2026

Council source

Civil penalty policy

The council's policy sets how it decides the size of a fine. The version we found has been updated for the Renters' Rights Act.

The council's web policy 'Civil penalties under the Renters' Rights Act 2025 and other housing legislation' covers the £7,000 and £40,000 maxima. Its matrix takes the statutory-guidance starting point for each breach or offence (the council sets its own starting levels only for licence-condition breaches under sections 72(3) and 95(2)), applies a 20% upward or downward landlord-type adjustment, then mitigating and aggravating factors (up to 20%), financial considerations and totality. Failure to obtain an HMO licence (s.72(1)) starts at £17,000 (£13,600 / £20,400 after landlord-type adjustment), statutory maximum £40,000. Cabinet adopted it on 30 June 2026 (democracy.tmbc.gov.uk).

Tonbridge and Malling's civil penalty policy

Consultations

Not yet confirmed

We could not settle these points when we researched Tonbridge and Malling. Check them with the council before you rely on them.

  • Not yet confirmed

    Confirm whether the immediate HMO Article 4 direction (in force from 16 October 2026) is confirmed after the consultation closing 27 November 2026; it lapses if not confirmed by 16 April 2027.

  • Not yet confirmed

    The direction plans (Annex 2 maps) are image-only; confirm the exact streets edged red in South Tonbridge, Snodland and East Malling.

  • Not yet confirmed

    No selective or additional licensing scheme, proposal or consultation was found; the council's HMO page says it only operates mandatory licensing. This is an explicit council statement but undated.

  • Not yet confirmed

    The web civil penalties policy was adopted by Cabinet on 30 June 2026 (CB 26/77, decision notice D260075CAB): 'the revised Civil Penalties Policy (Housing), attached at Annex 1, be approved and adopted'; its operative start date is not stated.

Landlord register

The national landlord register is separate from licensing. Tonbridge and Malling is in South East, where registration is planned from 15 March 2027 to 14 June 2027. The regulations are still in draft. Read about the register