If you’re a landlord operating in Medway, you’ll likely already be aware of how Article 4 applies to certain areas. In addition to this, Medway Council is now exploring Additional and Selective Licensing for HMOs — and we’ve been fielding a lot of questions from landlords about what this means in practice.
Here’s everything you need to know.
Article 4 vs. Additional & Selective Licensing What’s the Difference?
These are two completely separate things. Article 4 is a planning matter that controls whether you can create an HMO, while additional and selective licensing is a council-mandated regulation governing how an HMO is operated and managed.
It’s also worth noting that proposals are currently at consultation stage, with a report expected in April and, if approved, implementation anticipated for summer this year.
Frequently Asked Questions
What is additional licensing?
Under current rules, only Medway properties with five or more tenants forming two or more households — sharing facilities such as kitchens and bathrooms — require a licence. Smaller HMOs with four or fewer occupiers are exempt under national rules.
If Medway’s proposal goes ahead, HMOs with four or fewer occupiers will also require a licence, need to meet prescribed standards, and be subject to routine inspections.
Which areas will additional licensing cover?
The proposals focus on the same wards covered by Article 4:
- Chatham Central
- Brompton
- Fort Pitt
- Gillingham North
- Gillingham South
- Luton
- Strood North
- Frindsbury
- Watling
What does “retrospective” mean in this context?
This is a crucial point. Unlike Article 4, which only applies to new HMO applications, retrospective licensing means that any qualifying HMO operating at the time the scheme goes live will need a licence. Operating without one will become a criminal offence.
This includes properties that have been running for years without ever needing a licence — even those specifically set up to stay below the five-person threshold.
What does this mean for Medway HMO investors?
There are four key areas to consider:
- Increased costs — Licence fees, potential upgrade works (fire safety, room sizes, amenities), compliance administration, and ongoing inspection risk
- Pressure on margins — The additional regulatory burden means costs will rise, and rents will likely need to increase to offset them
- A more professional market — We may see more casual landlords exit the market, increasing the share held by stronger, more experienced operators
- Regulation as a risk factor — Mortgage lenders and other bodies will require additional information when underwriting finance for HMOs in the affected areas
The direction of travel from the council is clear: HMO landlords are expected to maintain high standards, and compliance will be actively monitored through increased legislation.
What Should Medway HMO Landlords Do Now?
While the regulations haven’t yet passed, we think it’s highly likely they will. We’d recommend that affected landlords begin assessing and preparing for the changes as soon as possible.
The expected standards are likely to mirror those already in place for larger HMOs (five or more rooms), so a good starting point is:
- Carrying out a compliance audit
- Commissioning a fire risk assessment
- Checking room measurements and amenity standards
- Budgeting for licensing fees (typically £800–£1,200 every five years)
- Reviewing your financial model — including whether rents need to increase or the property configuration needs to change
Need help navigating these changes? Our team is happy to talk you through your options and help you prepare. Get in touch with us at info@home-share.co.uk or visit our contact page.
