Selective Licensing is a regulatory tool provided by the Housing Act 2004. It allows us to designate for Selective Licensing areas that are suffering from either low housing demand and/or significant and persistent anti-social behaviour.
Page Hall Selective Licensing Scheme
Following extensive consultation, there is a Selective Licensing scheme running in Page Hall until 21 April 2019. It includes the following addresses:
- Page Hall Road (53 to 135 and 52 to 118)
- Hinde House Lane (31 to 125 and 34 to 102)
- Hinde Street (all properties)
- Popple Street (all properties)
- Robey Street (all properties)
- Lloyd Street (all properties)
- Wade Street (all properties)
- Lauder Street (all properties)
- Willoughby Street (all properties)
There is a legal notice about the designation, as well as the Selective Licensing and voluntary registration reports submitted to Cabinet. The standards contained in the cabinet report have been slightly amended to make them clearer and to further specify some items.
Apply for a selective licence
Once you have completed your application form and gathered all your enclosures, email them to us or post printed forms to our address, together with all required enclosures.
The appropriate fee should be paid in advance of submitting the licence application and a copy of the receipt attached to the application.
The fees are:
- applications made after 22 April 2014: £1,000
- applications that need to be pursued: £1,200
You must pay in full when you apply. We cannot accept paying by instalments. We will not process your application without your payment.
Credit card payments will incure a bank charge of 1.5%
Selective Licensing process
Training for landlords in the Selective Licensing area
All landlords in the Selective Licensing area have a training requirement as part of licensing conditions. Training is organised direct through the Residential Landlord Association and is subject to demand.
Exemptions from Selective Licensing
The following common exemptions apply:
- houses in multiple occupation that requires a mandatory licence under Part 2 of the Housing Act 2004
- a temporary exception notice is in force under Section 86 of the Housing Act 2004*
- a management order is in place under Part 4 of the Housing Act 2004
- the property is let out on a tenancy from a registered social landlord
- where the property is the subject of a prohibition notice under Section 20 of the Housing Act 2004 (that is not suspended)
- where we, or another similar organisation, let out the property
The full list of other exemptions are detailed in Statutory Instrument 370, 2006.
Paying in instalments
Some people have asked us whether they have to pay the full fee all at the same time. The answer to this is yes, because we do not have to accept licence fees by instalments. Most landlords have paid in full and we have started processing their applications.
The law says that we can require the fee as part of the application process. So if landlords don’t pay the fee, or only pay part of it, we do not consider the application to be complete.
We wouldn’t be able to issue a licence for an incomplete application which means that landlords would not be complying with the law, so committing a criminal offence.
We also have records of landlords in this area who move away, change contact details or refuse to co-operate with us and answer letters or phone calls. Again, we feel it would be very unfair if landlords made one small payment, then did not pay anything else after that. We would have to track them down and may not receive the money due.
One of the real worries we have about the properties in Page Hall is that they are in very poor condition and we have more reports about disrepair than anywhere else in the city.
Landlords who fail to take their repair responsibilities seriously are at risk of prosecution and court fines.
By not complying with licensing, landlords are committing a criminal offence so they are at risk of having a criminal record. We are encouraging all landlords to make the application and pay the fee.
We provide a lot of help and advice for landlords and would welcome building a better relationship with landlords in Page Hall.
Temporary Exemption Notices
These can only be granted upon the death of a licence holder, and where an owner notifies us they are taking steps to secure that the house no longer requires a licence - this lasts for 3 months.
Where we receive an application, we would only consider granting it, if there is a reasonable prospect the house would not require a licence within the 3 months.
Standards & conditions
Properties for Selective Licensing do not have to meet the standards at the time of application.
Each property will be given licence conditions and the amount of work required will be determined by the property layout and existing facilities.
We will determine what licence conditions will apply from the information we receive on the application form, the other information required to be supplied with the application form and the plan/photographs.
There will be some licence conditions relating to things we cannot tell from the application. All properties will be inspected during the licence period and some of the more general specifications may be better detailed.
Before the licence is issued we will send a draft licence to all interested parties so that you can make representations about the conditions before the licence is finally issued.
Once the licence is issued a copy of the licence will be entered into a public register. An extract of this, giving the property address, the licence issue date and the number the house is licensed for, will be published from time to time.
The Selective Licensing management standards say that landlords and agents have to use a tenancy agreement which:
- is fair and clear and meets legal requirements
- contains all the information that is needed by the management standards
Landlords are free to use their own tenancy agreement if they choose, but must check it against what the management standards say has to be included.
However, we have also produced a model tenancy agreement, which meets the standards and which you can download and use. Before using it, you should make sure that you have read it and understand it, and that you are prepared to agree to its terms and conditions. Landlords can amend the model agreement to suit the particular tenancy, but any additional clauses should be lawful and fair. Omitting things from the model agreement may mean it no longer complies with the management standards.
The management standards also say that landlords must use an inventory. This is to help cut down on disagreements and management costs later.
Using an inventory, which you go through and check with the tenant, should also encourage a tenant to look after the things which are provided as part of the tenancy. We have produced a model inventory which you can download and use. However, it will need amending to reflect what is provided with the particular tenancy.
The selective licensing management standards say landlords need to ask for a reference before agreeing a tenancy. This is a central government requirement when selective licensing is introduced to an area.
Some prospective tenants cannot be expected to produce a reference because of their general circumstances, for example if they are newly arrived in country. In these cases instead of a reference they can provide certification from a council officer, saying that the tenancy conditions have been explained and agreed.
We can provide these ‘pre-tenancy certificates’ but only where we are satisfied that the tenancy conditions have been understood and agreed by the prospective tenant at a pre-tenancy certificate meeting.
Please contact us to arrange a pre-tenancy certificate meeting.
We will need to know in advance:
- the landlord’s name
- the address of the property
- where possible the name of the tenant and the total number of occupiers
- whether the landlord will be using our tenancy agreement, and if not, a copy of the intended draft agreement to be used (this needs to be supplied at the time of the request)
- whether we need a translator
We will only agree to a meeting and issue a certificate where we are satisfied that the tenancy agreement which is being proposed meets the management standards.
We will aim to conduct a pre-tenancy meeting:
- within 3 working days of receiving a request where our model tenancy agreement is used
- within 5 working days of receiving a request together with a landlord's own tenancy agreement