Since 1 March 2026, many smaller shared houses in Reading need a licence from the council, not just the large ones. This guide explains which Reading rentals need a licence, the planning rules for shared houses, and the safety checks every rental needs, so you can keep each property in order.
Last reviewed October 2026. General information, not legal advice. Check the council's pages for your property.
These rules come from Reading Borough Council, so they only apply to rentals inside the borough. Some homes with a Reading postcode are in a different council area, with different rules:
If you're not sure, check the address on GOV.UK's find your local council tool.
| Licence | Which properties | Status in Reading |
|---|---|---|
| Mandatory HMO licence | Shared houses and flats with 5 or more people forming 2 or more households and sharing facilities such as a kitchen or bathroom | In force across England, including Reading |
| Additional HMO licence | Shared houses and flats with 3 or 4 people forming 2 or more households and sharing facilities, whatever the number of storeys | In force across the whole of Reading Borough since 1 March 2026 |
| Selective licence | Ordinary single-household lets in chosen wards | Proposed, not yet in force. The council plans to start with Battle ward, then Park and Redlands |
Shared houses and flats with 5 or more people forming 2 or more households and sharing facilities such as a kitchen or bathroom
In force across England, including Reading
Shared houses and flats with 3 or 4 people forming 2 or more households and sharing facilities, whatever the number of storeys
In force across the whole of Reading Borough since 1 March 2026
Ordinary single-household lets in chosen wards
Proposed, not yet in force. The council plans to start with Battle ward, then Park and Redlands
About the additional licence. “Two or more households” means, for example, three unrelated friends, or a couple sharing with another person. Each property needs its own licence. The fee is £1,500 for a licence of up to five years: £750 when you apply and £750 when the draft licence is issued. Applications go through Home Safe, the council’s delivery partner, and the council says every licensed property will be inspected.
If your property qualifies and you haven't applied, apply now. The council set a deadline of 31 May 2026 to avoid a £250 late fee. It says letting a licensable property without a valid application is a criminal offence, with civil penalties of up to £40,000.
About selective licensing. As of October 2026, the council hasn't published the selective licensing designations, and you can't apply yet. It has said Battle ward will come first, followed by Park and then Redlands at intervals of 12 to 14 months. The fee hasn't been set. Check the council's licensing page before you let a single-household property in those wards.
Reading Borough Council: extension of property licensing · Apply through Home Safe · See how HMO licensing works across England in our HMO licensing guide.
Licensing and planning are separate. A licence doesn't give you planning permission, and planning permission doesn't give you a licence.
Whether or not it needs a licence, every rented home in Reading needs the same safety checks as anywhere in England:
Licensed HMOs have extra conditions on top of these, which are set out in the licence.
England's new Private Rented Sector Database opens region by region from 15 December 2026, starting with the West Midlands. In the South East, which includes Reading, landlords must register from 15 March 2027, with a deadline of 14 June 2027, subject to Parliament approving the regulations. When you register each property, you'll be asked for its safety certificate details. This is separate from Reading's licensing, so a licensed property still needs registering.
Add every property you let. Each home sits in one account, with its own certificates and due dates.
Upload your certificates. Gas safety records, EICRs and EPCs, with the expiry dates read for you to check.
Get reminded in time to book. Home+ tells you before a certificate runs out, so you can book the engineer or electrician in good time.
Keep your licence with the rest. Store your Reading licence alongside the certificates for that property. Add its expiry date and you'll be reminded before it's due for renewal.
When a check is due, you can compare quotes from vetted local trades, such as gas engineers in Reading or electricians in Reading, through Trade Pilot, our platform for trades.
Create your free Home+ account and add your properties today.