Floor Plan for Property Licensing in London: What to Include

If you are applying for a property licence in London, preparing the right documents is an important part of the process. One document that landlords and property managers may need is a clear floor plan for property licensing.

A licensing floor plan helps the council understand the layout of the property, how rooms are used and how different areas connect with each other. Depending on the type of licence and the local authority, the plan may also need to show room dimensions, entrances, stairs and certain fire safety features.

The exact requirements can vary between London councils, so it is important to check the guidance for the council where your property is located.

If you are also preparing a property for sale or rental, you may find our guide to EPC documents you need when selling or renting in London useful.

What Is a Property Licensing Floor Plan?

A property licensing floor plan is a drawing that shows the layout of a property for a licensing application.

It can help a local authority understand:

The number and location of rooms
How rooms are being used
Room dimensions
Kitchens and bathrooms
Entrances and exits
Stairs and landings
Internal walls and openings
Bedrooms and communal areas
Certain fire safety installations where required

For HMO licensing, councils may require a plan covering the entire premises and all floors. Barnet Council, for example, states that an HMO application floor plan should show dimensions, facilities, doorways, entrances and exits, stairways, walls and room descriptions.

You should always check the requirements of your own council before submitting a plan.

Why Is a Floor Plan Important for Property Licensing?

A licensing authority needs enough information to understand how the property is arranged.

A clear plan can make it easier to identify the different accommodation areas and assess whether the application contains the required information.

For example, an HMO floor plan may help show:

Individual bedrooms
Shared kitchens
Bathrooms and WCs
Communal spaces
Staircases
Entrances
Room sizes
Fire safety equipment

Some councils may use the plan as part of their assessment of the property.

This is particularly important for HMOs where the use and size of rooms can be relevant to licensing requirements.

What Should a Property Licensing Floor Plan Include?

The exact requirements depend on the council and licence type. However, there are several details commonly requested.

1. All Rooms

The floor plan should clearly identify the rooms within the property.

For example:

Bedroom
Living room
Kitchen
Bathroom
WC
Utility room
Hallway
Landing
Storage area

Avoid leaving rooms unnamed when the council requires room-use information.

2. Room Dimensions

Room dimensions may be required for licensing applications.

Some councils ask for measurements so that officers can understand the size of individual rooms.

For HMO licensing, this can be particularly important because room size and occupancy may form part of the licensing assessment.

Your plan should therefore show measurements clearly and consistently.

3. Room Use

The purpose of each room should be easy to understand.

For example, instead of simply labelling an area “Room 1”, identify it as:

Bedroom 1

Shared Kitchen

This gives the licensing authority a clearer understanding of how the property is arranged.

4. Doors and Openings

The position of doors and openings should be clearly shown.

This helps demonstrate how people move between rooms and access different parts of the property.

Where specific fire-door information is required, the relevant details or symbols should also be included according to the council’s instructions.

5. Stairs and Landings

For properties with multiple floors, the position of stairs should be shown.

The plan should make it clear how the ground floor, first floor and any additional levels connect.

Each floor should generally be identifiable so that the council can understand the complete layout.

6. Kitchens and Bathrooms

The location of facilities should be clear.

Depending on the council’s requirements, the plan may need to identify:

Toilets
Wash hand basins
Baths
Showers
Sinks
Cookers
Kitchen areas

Some councils provide specific symbols or examples that applicants should follow.

7. Fire Safety Features

Some property licensing applications require fire safety information to be shown on the floor plan.

Depending on the property and local authority, this may include:

Smoke detectors
Heat detectors
Fire doors
Emergency lighting
Fire alarm equipment
Fire extinguishers
Fire blankets
Alarm call points

For example, Lambeth’s HMO licensing guidance states that a submitted plan should indicate rooms, communal areas, stairways, room use and approximate dimensions, as well as relevant fire doors, fire alarm systems and emergency lighting.

Do not add fire safety symbols based on assumptions. Use the symbols and requirements specified by the relevant council.

Does the Floor Plan Have to Be Professionally Drawn?

This depends on the licensing authority.

Some councils accept a clear sketch if it contains the required information. Other situations may require a more detailed or professionally prepared plan.

For example, Cherwell District Council explains that an HMO licensing plan can be a simple sketch and that an architect or plan drawer may prepare it. The important point is that the plan communicates the required layout and information clearly.

This is why checking the council’s instructions before preparing the floor plan is important.

Floor Plan Requirements Can Differ Between Councils

There is no single floor plan format that applies identically to every property licensing application in London.

Each local authority can provide its own application guidance.

For example, Barnet’s HMO guidance lists room dimensions, facilities, doors, entrances, exits, stairs, walls and room descriptions among the information required on the plan.

Other councils may request additional information relating to fire precautions or occupancy.

Therefore, before submitting your application:

Identify the local authority responsible for the property.
Find its current property licensing guidance.
Check the floor plan requirements.
Prepare the plan using the requested information.
Review the plan before submitting the application.

Floor Plans for HMO Licensing

HMO licensing is one situation where a detailed property layout can be particularly important.

The plan can help show how bedrooms, communal areas and facilities are arranged throughout the property.

Some councils may also require information about occupancy, room dimensions and fire safety arrangements.

For example, official HMO guidance from the City of London asks applicants to show rooms, their uses, dimensions, stairs, windows, doors, fixed features, facilities and specified fire precautions on the plans.

If you are preparing an HMO, make sure your floor plan matches the requirements of the specific council rather than relying on a generic template.

Can an Existing Floor Plan Be Used?

Possibly.

If you already have a floor plan for your property, you may be able to use it if it contains all the information required by the licensing authority.

Some councils specifically state that existing plans can be used provided the required details are marked clearly.

Before submitting an existing plan, check:

Are all floors included?
Are all rooms labelled?
Are room dimensions shown?
Are stairs shown?
Are entrances and exits clear?
Are bathrooms and kitchens identified?
Are required fire safety features marked?
Is the plan accurate for the property’s current layout?

If the property has changed since the original plan was created, update the plan before submitting it.

What If the Property Layout Has Changed?

An old floor plan may no longer accurately represent the property.

Changes such as:

Removing or adding walls
Converting a room
Creating an additional bedroom
Changing a kitchen layout
Adding an ensuite
Altering access routes
Changing fire doors

can make an older plan unsuitable for a current licensing application.

The plan should represent the property’s actual layout at the time of the application.

Floor Plan vs Property Marketing Floor Plan

A licensing floor plan and a property marketing floor plan can look similar, but they serve different purposes.

A property marketing floor plan is generally designed to help buyers or tenants understand the layout of a property.

A licensing floor plan is prepared to provide information required by a local authority.

A licensing application may require details that would not normally appear on a marketing floor plan, such as certain fire safety features, occupancy information or specific room measurements.

If you already have a marketing floor plan, check whether it contains everything required by the licensing authority before submitting it.

EPC Rate London also provides professional floor plans for rental and sale properties, which can be arranged alongside other property preparation services.

How to Prepare a Floor Plan for a Licensing Application

A simple preparation process can help avoid missing important information.

Step 1: Check Your Council’s Requirements

Start with the local authority responsible for the property.

Look specifically for its current property licensing or HMO application guidance.

Step 2: Gather Existing Plans

If you already have architectural or property plans, check whether they can be adapted for the application.

Step 3: Confirm the Current Layout

Walk through the property and compare the plan with the actual layout.

Check every room, doorway, staircase and facility.

Step 4: Add Required Measurements

Add room dimensions and any other measurements requested by the council.

Step 5: Add Required Safety Information

If the council asks for fire doors, alarms, emergency lighting or other safety information, mark these clearly using the requested symbols or descriptions.

Step 6: Label Every Area Clearly

Make sure the use of each relevant room is obvious.

Step 7: Review Before Submission

Compare the completed plan against the council’s checklist.

A clear and accurate plan can help ensure that the licensing application contains the information the council has requested.

Common Floor Plan Mistakes to Avoid

A licensing application floor plan can become problematic if important information is missing or unclear.

Common issues include:

Missing Room Dimensions

If the council requires dimensions, make sure they are visible and easy to read.

Unlabelled Rooms

Avoid leaving bedrooms, kitchens or bathrooms unidentified.

Missing Floors

For multi-storey properties, make sure every relevant floor is included.

Incorrect Layout

Do not submit an old plan if the property has been altered.

Missing Fire Safety Information

Where the council requires fire safety features to be shown, make sure they are marked correctly.

Using the Wrong Council’s Template

Requirements can differ between local authorities. Always follow the guidance for the property location.

Do You Need an EPC as Well?

A floor plan and an EPC serve different purposes.

An Energy Performance Certificate provides information about the property’s energy efficiency, while a floor plan shows the property’s physical layout.

If you are preparing a property for rental or another property-related process, it may be useful to organise the relevant documents together.

You can read our EPC checklist for landlords in London for additional preparation guidance.

If your EPC has expired, our guide on what to do when an EPC expires in London explains the steps to check the certificate and arrange a new assessment where required.

Can You Arrange a Floor Plan and EPC Together?

Yes, property owners and agents may choose to arrange several property services together.

EPC Rate London provides EPC assessments as well as property floor plan and photography services.

The Book Your Services page allows property owners and agents to enquire about floor plans, photography, or combined EPC, floor plan and photography services.

Arranging services together may be convenient when you are preparing a property for rental or sale.

Frequently Asked Questions

What is a floor plan for property licensing?

It is a drawing that shows the layout and use of a property for a licensing application. Depending on the council, it may need to include dimensions, facilities, stairs, entrances and fire safety information.

Is a floor plan required for an HMO licence?

Many HMO licensing applications require a floor plan. However, the exact information required depends on the local authority and the type of application.

Does a licensing floor plan need room measurements?

Some councils require room dimensions as part of the licensing application. Check the specific requirements for your local authority.

Do all London councils use the same floor plan requirements?

No. Requirements can vary between councils. Always check the current guidance issued by the relevant local authority.

Can I use an existing floor plan?

You may be able to use an existing plan if it accurately represents the current property and contains all the information required by the council.

Does a floor plan need to show fire safety equipment?

Some licensing authorities require relevant fire safety features to be shown. The exact requirements and symbols can vary.

Can a floor plan be used for both licensing and property marketing?

A floor plan may potentially be adapted for both purposes, but a marketing floor plan may not contain all the information required for a licensing application.

Final Checklist for a Property Licensing Floor Plan

Before submitting your application, check that your plan includes everything required by your local authority.

Prepare Your London Property Licensing Floor Plan

A clear floor plan can be an important part of preparing a property licensing application.

The most important thing is not simply having a drawing of the property. The plan should contain the information requested by the relevant local authority and accurately represent the property’s current layout.

If you are preparing a rental or sale property at the same time, you can also organise your EPC and other property marketing documents.

For professional property floor plans and related services, you can contact EPC Rate London to discuss your requirements.

For official licensing requirements, always check the latest guidance published by your local council.

Useful official guidance: GOV.UK – Houses in Multiple Occupation

Related EPC Rate London guides: