Selective licensing is a scheme which aims to improve the standards of property management in the private rental sector.

Under the Housing Act 2004, Part 3 (Selective Licensing of other Residential Accommodation), all private landlords operating within the designated area are required to obtain a license from the council for each property which is rented out. The conditions of the license ensure that the property is managed effectively, and license holders will have to demonstrate their compliance.

When applying, proposed license holders and managers will be required to prove that they are 'fit and proper persons' to hold a license, and that they have satisfactory management arrangements in place, including for dealing with anti-social behaviour.

When deciding whether a landlord and/or managing agent is 'fit and proper' the council will look at whether they have ever:

• discriminated illegally against anyone
• breached laws relating to renting property
• committed any serious criminal offences (fraud, violence, drugs, or sexual offences)

A license is valid for a maximum of 5 years and will cease to be valid on the specified date. Failing to apply for a license could lead to prosecution and an unlimited fine. If prosecuted, this could lead to the license holder no longer being classed as 'fit and proper'.

Documents

Newport selective landlord licensing area designation public notice (PDF) and Newport sealed order (PDF) - March 2019

If you're struggling to view the documents, you can see the designation at Newport Settlement Hub, St Paul's Road, Middlesbrough, TS1 5NQ.

North Ormesby selective landlord licensing area designation public notice (PDF) and North Ormesby sealed order (PDF) - March 2021

If you're struggling to view the documents, you can see the designation at North Ormesby Hub, Derwent Street, North Ormesby, Middlesbrough, TS3 6JB.

The selective landlord licensing scheme currently runs in North Ormesby and part of Newport ward, to help improve standards of accommodation, and social and economic conditions. Evidence shows that significant and ongoing anti-social behaviour and low demand for housing are linked to the private rental sector in North Ormesby and Newport.

View a map of the area covered by the North Ormesby scheme (PDF).

View a map of the area covered by the Newport scheme (PDF).

Anyone who manages or controls residential property in the designated area of North Ormesby or the designated area of Newport, which is rented out privately, needs a license.

Temporary exemption from licensing requirement

This section applies where a person having control of or managing a Part 3 house which is required to be licensed under this Part (see section 85(1)) but is not so licensed, notifies the local housing authority of his intention to take particular steps with a view to securing that the house is no longer required to be licensed.

To apply for a temporary exemption notice (TEN), please complete the TEN application form (DOC).

Properties exempt from requiring a licence are those that are:

1. Subject to a Prohibition Order, under Section 20 of the Housing Act 2004, that has not been suspended
2. Business premises
3. Houses in Multiple Occupation (HMO) that require a statutory HMO licence
4. Tenancies for agricultural land/holdings
5. Controlled by a local housing authority, police authority, fire and rescue authority, or a health service body
6. Occupied solely by students undertaking a full-time course of further or higher education, and where the person managing or in control of it is the educational establishment
7. Tenancies granted for more than 21 years and the agreement does not allow the landlord to end the tenancy earlier than the term of the lease (the property must be occupied by the original person who was granted the tenancy or members of their family)
8. The tenant is a member of the landlord's family. (The house must be the occupier's main residence. The person granting the occupancy must be the freeholder or leaseholder, which is for a period of more than 21 years. This lease must not contain a provision allowing the landlord to end the tenancy earlier than the term of the lease).
9. Tenancies or licences granted for the occupancy of a holiday home
10. Accommodation that the occupier shares with the landlord or licensor, or a member of the landlord or licensor's family

Read more about selective licensing exemption regulations.

License applications can be made online. Complete the online selective landlord licensing application.

For Newport the fee is £730, and for North Ormesby the fee is £745. There's also an additional £20 one-off charge for the fit and proper person test fee.

Licenses are non-transferable, and fees paid are non-refundable.

Applicants should read the guide to making a license application (PDF) before completing their form.

If a license holder needs to alter the terms of their license, they can apply for a variation to the license. Please submit your request, with reasons, to selectivelandlordlicensing@middlesbrough.gov.uk. Variation applications are free.

Schedule 1 - mandatory conditions

Gas

If gas is supplied to the house, the licence holder shall provide to the council a Gas Safety Certificate issued within the previous 12 months at the time of the application and thereafter annually.

Electrical installation

The licence holder is required to ensure that every electrical installation in the house is in proper working order and safe for continued use; and to supply the council, on demand, with a declaration by him as to the safety of such installations.

Electrical appliances

The licence holder shall keep all electrical appliances and furniture supplied in a safe condition and must provide a declaration as to their safety at the time of application and thereafter on demand.

Furniture and furnishings

The licence holder shall ensure that furniture and furnishings supplied by them are compliant with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended 1989 and 1993) and must provide a declaration as to their safety at the time of application and thereafter on demand.

Smoke alarms

The licence holder is required to ensure that a smoke alarm is installed on each storey of the house on which there is a room used wholly or partly as living accommodation and to keep any such alarm in proper working order.

The licence holder is required upon demand by Middlesbrough Council to supply a declaration as to the condition and positioning of such alarms.

Tenant references

The licence holder must demand and obtain references for all prospective occupiers of the house to enable the licence holder to make an informed decision regarding occupancy of the property. All references shall be obtained by the licence holder via the free Middlesbrough Council, tenant referencing service.

The licence holder must retain all references obtained for occupiers for the duration of this licence and must provide Middlesbrough Council, upon demand and within 14 days of that demand, a copy of pre-let reference checks along with full names and dates of birth of each occupant.

Please note: details of how to contact Middlesbrough Council in respect of the tenant referencing service can be found on the tenancy referencing page.

Terms of occupation

The licence holder shall supply to the occupiers of the house a written statement of the terms on which they occupy the property. A copy of the terms will be provided to the council on demand.

Carbon Monoxide

The licence holder is required to ensure that a carbon monoxide alarm is installed in any room in the house which is used wholly or partly as living accommodation and contains a solid fuel burning combustion appliance, and to keep any such alarm in proper working order.

The licence holder is required upon demand by Middlesbrough Council to supply a declaration as to the condition and positing of such alarms

Schedule 2 - other conditions

General / property management

The licence holder shall ensure that:

1. All repairs to the house or any installations, facilities or equipment within it are carried out by competent and suitably qualified person(s), for example Gas Safe registered operatives for gas appliances and an electrical contractor who is a member of an approved scheme, such as NICEIC, BSI, NAPIT, ELECSA or BRE.
2. All occupants of the house receive written confirmation detailing arrangements in place to deal with repairs and emergencies.
3. If the property is provided with electrical appliances, copies of user manuals will be supplied to the tenant.
4. All occupiers are made aware of the licence and its conditions.

Security

The licence holder shall ensure that:

1. Where alley gates are installed to the rear of the licensed property, tenants are made aware of how to obtain a key.

External areas, refuse and waste

The licence holder shall ensure that:

1. The tenants are instructed in their responsibilities in respect of refuse storage and disposal, to include details of what day refuse collections take place and what type of receptacle to use for household waste and recycling;

Training

The licence holder and/or Manager shall undertake property management training courses or information days, where required to do so by the council.

Management / anti-social behaviour

The licence holder shall take reasonable and practical steps to reduce or prevent anti-social behaviour by persons occupying or visiting the house and the use of premises for illegal purposes.

The licence holder shall:

1. Provide a written action plan to Middlesbrough Council outlining procedures for dealing with anti-social behaviour at the time of application. This must be reviewed annually, tenants made aware of it and submitted on request;
2. Provide the council, upon request, the full names and dates of birth of each occupant of the property;
3. Cooperate with Middlesbrough Council, Cleveland Police and other agencies in resolving complaints of anti-social behaviour or criminal activity. The licence holder and/or their nominated Managing Agent must not ignore or fail to take action against any complaints regarding their tenants. Written records of action taken, shall be maintained and made available for inspection by an authorised officer of Middlesbrough Council on request;
4. Ensure that the appropriate authorities (namely Middlesbrough Council and Cleveland Police) are informed, where they have reason to believe that their tenant's behaviour involves criminal activity;
5. Make regular (at least quarterly) inspections of the property to ensure that the property is in a good state of repair and that the occupiers are not in breach of tenancy terms and conditions. Written records of inspections made, conditions noted and actions taken as a result shall be maintained and made available for inspection by an authorised officer of Middlesbrough Council;
6. Ensure that each tenant is made aware that they are responsible for their own behaviour and the behaviour of other occupiers and visitors.
7. The name and contact details of the licence holder and/or manager must be supplied to each occupier and must also be on display in a prominent place.
8. Produce on request liability insurance.

Notification / consultation of changes

The licence holder and managing agent shall consult with Middlesbrough Council before making any material changes to the layout, amenity provision, fire precautions or occupation of the house. They must also inform Middlesbrough Council of:

1. Details of any convictions not previously disclosed to the council that may be relevant to the licence holder and/or the property manager and their fit and proper person status and in particular any such conviction in respect of any offence involving fraud or dishonesty, or violence or drugs or any offence listed in Schedule 3 to the Sexual Offences Act 2003;
2. Details of any finding by a court or tribunal, not previously disclosed, against the licence holder and /or the manager that he/she has on the grounds of sex, sexual orientation, gender reassignment, age, race, religion or belief, marital status, pregnancy, maternity, or disability in, or in connection with, the carrying on of any business;
3. Details of any contravention, not previously disclosed, on the part of the licence holder or manager of any provision of any enactment relating to housing, public health, environmental health or landlord and tenant law which led to civil or criminal proceedings resulting in a judgment or finding being made against him/her;
4. Information about any property, not previously disclosed, the licence holder or manager owns or manages or has owned or managed for which a local housing authority has refused to grant a licence under Part 2 or 3 of the Act, or has revoked a licence in consequence of the licence holder breaching the conditions of his/her licence;
5. Information about any property, not previously disclosed, the licence holder or manager owns or manages or has owned or managed that has been the subject of an Interim or Final Management Order under the Housing Act 2004;
6. Notification of repossession/foreclosure;
7. Successful claims against the licence holder for default of tenancy deposits;
8. Change in managing agent or the instruction of a managing agent;
9. The undertaking of substantial works to the property, including conversions and modernisations or emergency problems relating to fire, flood or disaster and the tenants are made temporarily homeless.

Absence

The licence holder shall have in place suitable emergency and other management arrangements in the event of their absence.

Compliance inspections

The licence holder shall allow the council to undertake Licence compliance checks. Council officers will give the licence holder at least 24 hours’ notice of these checks and produce valid authorisation at the time of the visit.

By law Middlesbrough Council has to keep a register of:

• licensed properties
• temporary exemption notices issued (relating to property licensing)
• management orders

Licences and exemptions issued

View the latest licences and temporary exemptions issued.

The scheme has a number of benefits to the community, landlords, tenants, and owners, including:

• improving the management and condition of privately rented accommodation
• support for landlords dealing with anti-social tenants
• reduced levels of anti-social behaviour
• educating tenants about their responsibilities and the impact of their behaviour on their community and neighbours
• encouraging tenants to recognise when properties are of a sub-standard condition and what options are available to them
• improving the image and desirability of the area
• protecting investment in the area
• encouraging landlords not to take tenants with a poor reference
• free Tenancy Referencing Service
• free advertising of empty properties
• landlord and tenant support from the Tenancy Relations Officer

The council will inspect all privately rented properties within the designated area. The inspection programme will check for compliance with selective licensing conditions.

Both inspections and follow-up actions will be led by a multi-agency team which may include Environmental Health Officers, Selective Licensing Officers, Neighbourhood Safety Officers, and a Tenancy Relations Officer.

This approach ensures that as well as checking compliance with the license conditions, landlords and tenants are helped and supported with any issues they're facing. These may include unemployment; anti-social behaviour; lack of independent living skills; tenancy management; health issues; lack of parenting skills, or substance misuse. The team will make referrals to relevant agencies and follow up any actions to ensure as much support as possible is given to the tenant and landlord.

View tips on preparing your property for inspection (PDF)

SLL application

Alongside your SLL application, you'll need to provide the following documents for each property you're renting out:

• Electrical appliance and furniture safety declaration
• 'How to Rent' guide which will be issued to tenant(s)
• Valid gas safety certificate
• Valid tenancy agreement
• Anti-social behaviour plan

You'll also need to provide photographic proof of ID when you apply.

Anti-social behaviour

• Anti-social behaviour
• Neighbourhood safety team
• Recycling and rubbish - including bin collection dates, details of when and how to present refuse, and how to recycle.

EPC certificate

As a landlord, you should have an up to date EPC certificate of Grade E or above. This is not enforced by the Selective Licensing team, but would be checked and passed to the Public Protection team to enforce. Read more about the minimum energy efficiency standard for domestic private rented properties.

Electrical safety

You can find information about electrical safety standards in the private rented sector on GOV.UK. This is enforced by the Public Protection team, not the Selective Licensing team.

Landlord professional associations

• National Residential Landlords Association

Renting

• Housing Health and Safety Rating System
• 'Right to Rent' check
• Renting your property guidance (general)
• Renting your property guidance (making repairs)
• 'How to rent' guide

Support for tenants and families

• Citizens Advice
• Middlesbrough Family Service Directory
• Money Helper
• National Debtline
• ​NHS Choices

Tenancy Referencing Service

• Landlord membership form online
• Tenancy referencing application

Find out more about the Tenancy Referencing Service.

Properties for rent in the Newport selective landlord licensing area

Properties for rent in the North Ormesby selective landlord licensing area

Anti-social behaviour

• Anti-social behaviour
• Report fly tipping
• Neighbourhood safety team
• Recycling and rubbish - including bin collection dates, details of when and how to present refuse, and how to recycle.

Housing support

• Health and safety standards for rented homes (HHSRS)
• Housing benefit
• 'How to rent' guide
• Rent arrears
• Unlawful evictions

Money support

• Money Helper
• National Debtline
• Stop Loan Sharks

Support for families

• Achieving 2 Year Olds
• Citizens Advice
• Find a dentist
• Find a GP
• Middlesbrough Family Service Directory
• NHS Choices

The policies and procedures that will be applied for the purpose of operating the scheme have been set out in the selective landlord licensing policy and procedure document (PDF).

For more information about the selective landlord licensing scheme, please contact:

Selective Licensing
​Phone: 01642 728100
Email: SelectiveLandlordLicensing@middlesbrough.gov.uk
Post:
Selective Landlord Licensing, Public Protection Service, PO Box Civic Centre, Middlesbrough, TS1 9FZ

Please see our updates:

• Newsletters
  • Selective licensing bulletin - Newport - issue 1 - March 2020
  • Selective licensing bulletin - Newport - issue 2 - November 2021

The selective licensing scheme in the designated area of North Ormesby is showing positive results for landlords, tenants, and the area itself.

Please see our updates:

• Newsletters
  • Selective licensing bulletin - issue 1 - June 2016
  • Selective licensing bulletin - issue 2 - January 2017
  • Selective licensing bulletin - issue 3 - January 2018
  • Selective licensing bulletin - issue 4 - June 2018
  • Selective licensing bulletin - issue 5 - March 2020
• Testimonials
  • Testimonials about selective landlord licensing in North Ormesby