Council Licensing Floor Plan: What Landlords Need to Know

If you are applying for a property licence or HMO licence, your council may ask you to provide a council licensing floor plan as part of the application.

A licensing floor plan helps the council understand the layout of the property, how rooms are being used and where important features are located. The exact requirements can vary between councils, so it is important to check the guidance for the local authority responsible for your property.

For landlords preparing a property for letting, the floor plan should be treated as an important part of the licensing paperwork rather than simply a marketing document.

What Is a Council Licensing Floor Plan?

A council licensing floor plan is a drawing or plan showing the layout of a property for a licensing application.

It can be required when applying for an HMO licence or certain other property licences. The purpose is to give the council a clear picture of the property.

Depending on the council and licence type, the plan may need to show:

All floors of the property
Bedrooms and other rooms
Room uses
Room dimensions
Kitchens and cooking facilities
Bathrooms and toilets
Doors and entrances
Windows
Stairs
Internal and external walls
Fire safety features
Escape routes or exits where required

For example, Croydon Council states that an HMO floor plan should show all floor levels, windows, doors, stairs, room uses and room sizes in square metres.

Barnet Council also requires dimensions, facilities, doorways, openings, entrances, exits, stairs and descriptions of rooms on HMO floor plans.

Why Do Councils Need a Licensing Floor Plan?

A council needs enough information to assess the property as part of the licensing process.

A clear floor plan can help show:

How many rooms the property contains
The purpose of each room
The approximate size of rooms
How occupants move around the property
Where kitchens, bathrooms and other facilities are located
The position of stairs and access points
Relevant fire safety features

Some councils also use the information on the plan when considering room sizes and the suitability of the property.

For example, Sutton Council states that HMO licence holders must have a current floor plan and accurate measurements for rooms.

What Should Be Included on an HMO Licensing Floor Plan?

There is no single universal floor plan format for every council.

However, many councils ask for similar information.

1. Every Floor

If the property has multiple floors, the plan should normally show each relevant level.

This could include:

Basement
Ground floor
First floor
Second floor
Loft or other relevant areas

Clearly identifying each floor makes the application easier to understand.

2. Room Names

Each room should be clearly labelled.

For example:

Bedroom
Living room
Kitchen
Bathroom
WC
Dining room
Hallway
Landing

Avoid leaving rooms unidentified.

3. Room Measurements

Some councils require room dimensions or floor areas.

The required measurement format can vary, so check the instructions provided by your council before preparing the plan.

Croydon, for example, asks for room sizes in square metres as part of its HMO floor plan requirements.

4. Doors and Windows

The plan may need to identify doors, windows and other openings.

This gives the council a better understanding of access, ventilation and the overall arrangement of the property.

5. Stairs

For a multi-storey property, stairs should be clearly shown.

The direction and location of staircases can be particularly important when the council is reviewing access and fire safety arrangements.

6. Kitchens and Bathrooms

The location of kitchens, bathrooms, WCs and other facilities should be clear.

Some councils may also require particular facilities or appliances to be identified on the plan.

7. Fire Safety Features

Depending on the council’s requirements, the plan may need to show features such as:

Smoke alarms
Heat detectors
Fire doors
Fire extinguishers
Fire blankets
Emergency lighting
Fire escape routes

Do not assume that every council requires the same symbols or information. Always follow the local authority’s own floor plan guidance.

Cherwell District Council, for example, says its HMO plan should describe the layout, amenities and fire precautions.

Can a Council Licensing Floor Plan Be Hand Drawn?

In some cases, yes.

A professional architectural drawing is not necessarily required for every HMO licensing application.

Some councils specifically allow a clear sketch or hand-drawn plan.

For example, Sutton Council’s HMO application guidance states that the floor plan can be a simple hand-drawn sketch provided it clearly shows the layout, rooms, halls, stairs, windows, doors and entrances or exits.

However, the important point is clarity and completeness.

A quick sketch that does not show the information requested by the council may delay your application.

Does a Property Marketing Floor Plan Work for Licensing?

Not always.

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

A licensing floor plan has a different purpose.

A marketing floor plan may focus on:

Attractive presentation
Room layout
Room measurements
Property marketing

A licensing plan may additionally need:

Fire safety features
Room use
Detailed measurements
Doors and windows
Stairs
Occupancy information
Specific council-required details

Therefore, an existing estate-agent floor plan may be useful as a starting point, but you should check whether it contains everything required by your council.

If you are also preparing a property for sale or rental marketing, you can read our guide to EPC Documents You Need When Selling or Renting in London to see how a floor plan fits alongside other property documents.

Council Requirements Can Be Different

One of the most important things to remember is that licensing requirements are not necessarily identical across London.

For example, Croydon’s HMO guidance specifically requests floor levels, rooms, windows, doors, stairs, room uses and room sizes.

Barnet provides its own list of information to include, such as room dimensions, facilities, openings, entrances, exits and stairs.

Hounslow also asks HMO applicants to provide a sketch plan as part of their supporting documents.

This is why landlords should check the current guidance from their own council before submitting a plan.

How to Prepare Your Floor Plan Before Applying

A simple preparation process can help reduce mistakes.

Step 1: Check Your Council’s Requirements

Start with the licensing page for your local authority.

Look for the exact floor plan requirements and any example drawings or symbols supplied by the council.

Step 2: Identify Every Floor

Make sure all relevant floors are represented.

Do not prepare a plan for only the ground floor if the application requires the complete property.

Step 3: Label Every Room

Clearly identify bedrooms, kitchens, bathrooms, WCs, living spaces and other areas.

Step 4: Add Measurements

Measure the rooms required by the council and use the requested units.

Step 5: Add Doors, Windows and Stairs

Check that access points and other features requested by the council are visible.

Step 6: Add Fire Safety Information

If your council asks for fire doors, alarms, detectors or escape routes, make sure they are shown using the required format.

Step 7: Compare the Plan With the Actual Property

The floor plan should represent the current property.

If the property has been extended, converted or substantially altered, check whether the old plan is still accurate.

What If Your Property Has Changed?

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

For example, the property may have:

A new extension
A converted loft
A new bedroom
A changed kitchen layout
A removed internal wall
A new bathroom
Altered access arrangements

In these situations, check the licensing requirements and consider preparing an updated plan.

Submitting information that does not match the current property can create unnecessary questions during the application process.

Do You Also Need an EPC?

An EPC and a council licensing floor plan are different documents.

An Energy Performance Certificate provides information about a property’s energy efficiency and includes an energy rating from A to G.

A licensing floor plan shows the property’s physical layout and features required by the relevant licensing authority.

Depending on the property and circumstances, you may need both.

If you need to check your EPC requirements, see our guide to EPC for Renting a Property in London.

You can also read our EPC Checklist for Landlords for a wider rental preparation checklist.

Floor Plans for Rental Properties

A floor plan can be useful beyond the licensing application.

For rental marketing, it can help prospective tenants understand the layout before arranging a viewing.

Our Rental Property Listing Checklist London explains how landlords can prepare the EPC, photographs, floor plan and other listing information before advertising.

A licensing plan and a marketing floor plan may serve different purposes, so always make sure the version submitted to the council satisfies its specific requirements.

Professional Floor Plan Services

If you do not have a suitable plan, preparing one from scratch can take time.

EPC Rate London provides professional property floor plan services for property owners and property professionals.

If you also need photography or an EPC, you can use the EPC Rate London booking page to enquire about combining services.

A professional floor plan can also be useful when preparing property marketing materials alongside photographs and an EPC.

Official Council Guidance

Before submitting a licensing application, always check the latest information published by the council responsible for your property.

For example, Croydon Council’s HMO licensing guidance explains the floor plan information required for its applications.

Barnet Council’s HMO floor plan guidance provides further information about the details required on HMO plans.

You can also check the relevant GOV.UK housing guidance for current information about private renting and housing responsibilities.

Final Checklist

Before uploading your council licensing floor plan, check:

Final Thoughts

A council licensing floor plan is an important part of many HMO and property licence applications.

The exact requirements depend on the local authority and the type of licence you are applying for. Some councils accept a simple sketch, while others provide detailed requirements for measurements, room labels, doors, windows, stairs and fire safety information.

Before submitting your application, check the latest requirements from your council and make sure your floor plan accurately represents the current property.

If you need a professional floor plan for your London property, EPC Rate London can help with property floor plan services. You can also enquire about combining a floor plan with an EPC or property photography through the EPC Rate London booking service.