Tenant guide
Medway Article 4 and HMO Licensing Changes for 2027: A Landlord’s Guide
Last updated: 22 October 2026. This guide is general information, not legal or planning advice. Always check the latest position with Medway Council.
If you let property in Gillingham, Chatham, Strood or nearby, three separate sets of rules now affect you:
- Article 4 Directions (planning) in 7 wards. They have been in effect since 22 January 2026 and were confirmed by Medway Council’s Cabinet on 5 May 2026.
- Additional HMO licensing for smaller HMOs in 6 wards, from 4 January 2027.
- Selective licensing for most other private lets in 7 wards, from 4 January 2027.
These rules sit alongside mandatory HMO licensing, which already applies to large HMOs across Medway. Planning permission and licensing are separate systems, and you may need both.
Quick summary
| Article 4 (planning) | Additional HMO licensing | Selective licensing | |
|---|---|---|---|
| What it covers | Changing a family home (C3) into a small HMO (C4, 3–6 people) needs planning permission | HMOs let to 3–4 people from more than one household, sharing facilities | Homes let to a single household or 2 unrelated sharers |
| Start date | In effect 22 January 2026; confirmed 5 May 2026 | 4 January 2027 | 4 January 2027 |
| Scheme ends | No end date set | 3 January 2032 (unless ended early or extended) | 3 January 2032 (unless ended early or extended) |
| Council licence fee | Not a licence (planning application needed) | £1,600 (£830 + £770) | £840 (£436 + £404) |
| Wards | 7 | 6 | 7 |
Which Medway wards are affected?
| Ward | Article 4 (C3 to C4) | Additional HMO licensing | Selective licensing |
|---|---|---|---|
| Chatham Central & Brompton | Yes | Yes | Yes |
| Fort Pitt | Yes | Yes | Yes |
| Gillingham North | Yes | Yes | Yes |
| Gillingham South | Yes | Yes | Yes |
| Luton | Yes | Yes | Yes |
| Strood North & Frindsbury | Yes | No | Yes |
| Watling | Yes | Yes | Yes |
Watch out for Strood North & Frindsbury. It is covered by Article 4 and selective licensing, but not by additional HMO licensing.
Wards are electoral boundaries, not town names. “Gillingham” or “Chatham” in your address does not tell you which ward the property is in. To check: – use Medway Council’s find your ward by postcode tool, – see the Article 4 ward maps, – see the licensing scheme area maps.
Article 4 in Medway: what changed?
Normally in England, a family home (planning use class C3) can become a small HMO (C4, 3–6 unrelated people sharing) without planning permission. This is known as “permitted development”.
An Article 4 Direction removes that right. In the seven wards above, you now need planning permission to change a C3 house into a C4 small HMO.
Key dates: – 16 December 2025: Medway Council’s Cabinet approved seven “immediate” Article 4 Directions. – 22 January 2026: the directions came into effect. – 22 January – 25 February 2026: public consultation. – 5 May 2026: Cabinet confirmed all seven directions.
What Article 4 does and doesn’t do: – It does not ban HMOs. New conversions in these wards are assessed through a planning application instead of happening automatically. – It is about the small (3–6 person) HMO category. Larger HMOs are a separate planning category and are already assessed through the planning system. – If you apply for a mandatory HMO licence, Medway Council asks for Article 4 planning consent where it’s required. So planning and licensing are linked in practice.
Existing HMOs: if your property was already lawfully used as a small HMO before the direction took effect, the council’s Cabinet report expects some landlords to apply for a Lawful Development Certificate (LDC) to confirm their position. Get planning advice on your own property.
Planning fees: check the current planning application fee with Medway Council’s planning team before you apply.
Mandatory HMO licensing (already in force)
You need a mandatory HMO licence anywhere in Medway if your property is a large HMO. That means it is rented to 5 or more people from more than one household who share facilities such as a kitchen, bathroom or toilet.
- Fee: Medway Council currently lists £1,598.99 for a new mandatory HMO licence application.
- Duration: licences are usually valid for up to 5 years.
Additional HMO licensing (from 4 January 2027)
From Monday 4 January 2027, Medway’s additional HMO licensing scheme extends licensing to smaller HMOs. You will need an additional licence if your property: – is rented to 3 or 4 people from more than one household, – has shared facilities (such as a kitchen, bathroom or toilet), – is in one of the six additional-licensing wards, and – is not already covered by mandatory licensing (5 or more residents).
Fee: £1,600, paid in two parts: – Part A: £830 when you submit your application. – Part B: £770 after your application has been approved.
Selective licensing (from 4 January 2027)
Selective licensing covers privately rented homes that are not HMOs. You will need a selective licence if your property: – is rented to a single household, or 2 unrelated people sharing, and – is in one of the seven selective-licensing wards.
Fee: £840, paid in two parts: – Part A: £436 when you submit your application. – Part B: £404 after your application has been approved.
Some statutory exemptions apply, for example tenancies granted by registered social landlords. HMOs that need a mandatory or additional licence are licensed under those schemes instead.
Discounts on the new licence fees
Medway Council offers one discount per application on the new selective and additional licences. It is applied to Part B: – 25% for registered charities providing housing and support for vulnerable tenants – 10% for landlords who are members of a recognised landlord accreditation scheme – 12.5% for licensing multiple properties under a single freehold (for example, several flats in one building)
If you qualify for more than one, the council applies the highest.
Key dates and what to do now
- Now: check which ward each of your properties is in.
- Now: if you’re planning a new small HMO in an Article 4 ward, allow time for a planning application before you buy or convert.
- Before January: get your paperwork ready:
- gas safety certificate,
- electrical safety certificate (EICR),
- fire safety records,
- floor plan with room sizes,
- tenancy agreements.
- From 4 January 2027: you can apply online for selective and additional licences. Medway Council says you cannot apply before this date.
- Licence length: most new licences will be valid until 3 January 2032, when the schemes are due to end. The council may issue a shorter licence (such as 1 or 2 years) if it finds problems with the property or its management.
Council advice line: 01634 333 333 (9am to 5pm, Monday to Friday), or email PRSlicensing@medway.gov.uk.
Need help getting your HMO ready?
A & E Property runs its own HMOs in Gillingham, Strood and Gravesend, so we’re working through these changes ourselves. If you’d like to talk about how they affect your property, or about handing over the day-to-day management of your HMO, get in touch.
Talk to us about HMO management · 01634 907 011 · info@ae-propertyltd.co.uk
FAQs
What is Article 4 in Medway? It’s a planning direction that removes the automatic right to turn a family home into a small HMO (3–6 people). In seven Medway wards you now need planning permission for that change. It took effect on 22 January 2026 and was confirmed on 5 May 2026.
Which wards have Article 4 for HMOs in Medway? Chatham Central & Brompton, Fort Pitt, Gillingham North, Gillingham South, Luton, Strood North & Frindsbury, and Watling.
Do I need an HMO licence in Medway for 3 or 4 tenants? From 4 January 2027 you will, if all of these apply: – the tenants are from more than one household, – they share facilities, – the property is in one of the six additional-licensing wards.
Five or more sharers from more than one household already need a mandatory licence anywhere in Medway.
How much is an HMO licence in Medway? – Additional HMO licence: £1,600 (£830 on application and £770 on approval), before any discount. – Mandatory licence (large HMOs): Medway Council currently lists £1,598.99 for a new application.
What is selective licensing in Medway? A scheme starting on 4 January 2027. In seven wards, most privately rented homes let to one household or two sharers will need a licence. The fee is £840.
Is Strood covered? Strood North & Frindsbury is covered by Article 4 and selective licensing, but not by additional HMO licensing. Other Strood wards are not in any of the three schemes.
Can I apply for a selective or additional licence now? No. Medway Council says applications open online from 4 January 2027.
How long do the new licences last? The schemes run until 3 January 2032, and most licences will last until then. The council can issue shorter licences if it finds problems with a property or its management.
Does Article 4 affect my existing HMO? Article 4 affects new changes of use. If your HMO was lawfully established before 22 January 2026, you may want to secure evidence or a Lawful Development Certificate. Get planning advice for your property.
Sources
- Medway Council, Private rented sector licensing: https://www.medway.gov.uk/info/200134/housing/2091/private_rented_sector_licensing
- Medway Council, Private rented sector licensing downloads (public notices and scheme area maps): https://www.medway.gov.uk/downloads/download/858/private_rented_sector_licensing
- Medway Council, Article 4 Directions (with ward maps): https://www.medway.gov.uk/info/200147/applying_for_planning_permission/553/article_4_directions
- Medway Council, Article 4 legal notice 2026: https://www.medway.gov.uk/downloads/file/9709/article_4_legal_notice_2026_-_signed_and_sealed
- Medway Council, Apply for a mandatory HMO licence: https://www.medway.gov.uk/info/200924/houses_in_multiple_occupation_hmos/739/houses_in_multiple_occupation_hmos/2
- Medway Council, Find your councillor and ward: https://www.medway.gov.uk/homepage/79/find_your_councillor_and_ward
- Medway Council Cabinet, 5 May 2026, Article 4 Direction – Houses of Multiple Occupation: https://democracy.medway.gov.uk/mgconvert2pdf.aspx?id=88410
- Medway Council Cabinet, 5 May 2026, record of decisions: https://democracy.medway.gov.uk/mgconvert2pdf.aspx?id=88715
- Medway Council Cabinet, 22 September 2026, Private Sector Licensing (Additional & Selective Licensing Schemes): https://democracy.medway.gov.uk/mgAi.aspx?ID=39747
- GOV.UK, House in multiple occupation licence: https://www.gov.uk/house-in-multiple-occupation-licence
