Floor Plan for Property Licensing: What Landlords Need to Know

Applying for a property licence can involve more paperwork than many landlords expect. Depending on the property and the licensing scheme, the local council may ask for information that clearly shows the property’s layout.

This is where a floor plan for property licensing can become important.

A properly prepared floor plan can help show the council how the property is arranged, where rooms are located, how occupants move around the building and what facilities are available.

For landlords in London, this can be particularly relevant when applying for an HMO licence or another type of private rented property licence.

However, licensing requirements are not identical across every London borough. Before submitting an application, landlords should always check the requirements of the relevant council.

What Is a Floor Plan for Property Licensing?

A property licensing floor plan is a drawing that represents the layout of a property.

Unlike a simple marketing floor plan, a licensing floor plan may need to provide more detailed information about the property.

Depending on the council and licence type, this can include:

• Room dimensions

• Room names

• Bedrooms

• Kitchens

• Bathrooms

• Toilets

• Doors

• Windows

• Entrances and exits

• Staircases

• Internal walls

• External walls

• Shared areas

• Other relevant facilities

The exact information required depends on the local authority and the type of licence being applied for.

For example, Barnet Council’s HMO licensing guidance asks for a floor plan covering the entire premises and all levels, with information including room dimensions, shower facilities, doorways, entrances, exits, stairways and walls.

Why Do Councils Ask for Property Floor Plans?

A floor plan gives the council a visual representation of the property.

A written application might state that a property has five bedrooms, two bathrooms and a shared kitchen. A floor plan can show where those rooms are actually located.

This can make it easier to understand:

• The number of rooms

• The size of rooms

• The relationship between rooms

• Shared facilities

• Entrances and exits

• Stairs and different floors

• The general arrangement of the property

For an HMO application, this information can be particularly relevant because the council needs to assess the property against the requirements of the applicable licensing scheme.

Which Property Licences May Require a Floor Plan?

There is no single rule that every rented property in London must have the same type of floor plan.

London has different property licensing schemes.

According to London City Hall, these include:

• Mandatory HMO licensing

• Additional HMO licensing

• Selective licensing

Mandatory HMO licensing generally applies to certain larger HMOs, while additional and selective licensing can depend on the local authority and its licensing scheme.

Because requirements differ, landlords should check the council responsible for the property before preparing their application.

A floor plan may be requested as part of:

• HMO licence applications

• Additional HMO licensing

• Selective licensing

• Property compliance processes

• Other council applications

Floor Plans for HMO Licence Applications

HMOs are one of the situations where a detailed property floor plan can be particularly useful.

A house converted into an HMO may contain several bedrooms, shared kitchens, bathrooms, hallways and communal areas.

The floor plan can show how these spaces are arranged.

For example:

Ground Floor

• Entrance

• Hallway

• Bedroom 1

• Kitchen

• Bathroom

• Stairs

First Floor

• Bedroom 2

• Bedroom 3

• Bedroom 4

• Bathroom

• Landing

Second Floor

• Bedroom 5

• Bathroom

• Landing

This type of layout gives the council a clearer picture of the premises than a simple written description.

However, landlords should not assume that every council accepts the same format. Check the application guidance for the relevant borough before submitting the plan.

What Should Be Included on a Licensing Floor Plan?

The information required can vary.

However, landlords preparing a floor plan for a licensing application should consider whether the plan clearly identifies the following.

1. Room Names

Every relevant room should have a clear label.

Examples include:

• Bedroom

• Kitchen

• Living room

• Bathroom

• WC

• Utility room

• Storage room

• Hallway

• Landing

Clear labels make the plan easier to understand.

2. Room Dimensions

Dimensions may be particularly important for licensing applications.

A council may need to assess the size of rooms against applicable requirements.

Avoid guessing measurements. If accurate dimensions are required, arrange for the property to be measured properly.

3. Doors and Openings

The plan should clearly show relevant doors and openings.

This helps demonstrate how rooms connect and how people move through the property.

4. Entrances and Exits

Property entrances and exits should be clearly identified.

This is especially important for multi-floor properties and HMOs.

5. Staircases

For properties with multiple floors, stairs should be represented clearly.

The plan should make it easy to understand how the different floors connect.

6. Bathrooms and Facilities

Bathrooms, toilets, showers and other relevant facilities should be identified.

For example:

Bathroom

• Bath

• Shower

• WC

• Wash basin

The exact level of detail required depends on the council’s application requirements.

7. Internal and External Walls

Walls help establish the actual shape and division of the property.

This is particularly useful where rooms have been created through internal alterations.

Does Every Council Require the Same Floor Plan?

No.

This is one of the most important points for landlords.

Property licensing is administered through local authorities, and requirements can vary between councils and licensing schemes.

A floor plan accepted by one council should not automatically be assumed to meet another council’s requirements.

For example, Barnet Council provides specific instructions for HMO licence floor plans, including dimensions, facilities, doorways, entrances, exits, stairways and walls.

London City Hall also explains that different property licensing schemes operate across London.

Therefore, always check the relevant council’s current application guidance before arranging your plan.

Licensing Floor Plan vs Property Marketing Floor Plan

These two types of floor plan can look similar, but their purpose can be different.

Property Marketing Floor Plan

A marketing floor plan is designed primarily for buyers and tenants.

It normally focuses on:

• Room layout

• Room names

• Dimensions

• Property flow

• Overall presentation

Property Licensing Floor Plan

A licensing floor plan is prepared to support a council application.

It may need to show more specific information, such as:

• Detailed room dimensions

• Entrances and exits

• Stairways

• Doors

• Facilities

• Internal walls

• External walls

• The complete layout across all floors

A floor plan designed only for marketing may therefore not contain everything required for a licensing application.

If you need a plan specifically for licensing, tell the floor-plan provider which council and licensing application you are dealing with.

What Happens If the Floor Plan Is Inaccurate?

Accuracy matters when a floor plan is being used for a licensing application.

For example, problems can arise if the plan:

• Shows an old layout

• Uses incorrect room dimensions

• Misses a room

• Shows a wall that no longer exists

• Fails to show an additional room

• Omits a bathroom

• Shows the wrong number of floors

• Does not match the actual property

If the property has been altered since the plan was created, the plan may need to be updated.

Before submitting your application, compare the floor plan with the current property.

What If You Have Converted a Room?

Property alterations deserve particular attention.

Imagine that a landlord previously had:

Three bedrooms + one living room

and later converted the living room into another bedroom.

The old floor plan would no longer accurately represent the property.

The same applies to:

• Loft conversions

• Extensions

• New bathrooms

• Converted garages

• Internal walls being removed

• New partitions

• Additional bedrooms

• Changes to kitchens

• Changes to entrances

If the property layout has changed, arrange an updated floor plan before relying on an old drawing for a licensing application.

Floor Plans and HMO Room Sizes

Room dimensions can be particularly important for HMOs.

A licensing authority may need to assess room sizes as part of the application.

The exact standards depend on the applicable legislation, licensing scheme and local authority requirements.

This is why accurate measurements are preferable to estimated dimensions.

If your property is an HMO, you can also read Urgent EPC’s guide to EPC for HMO Properties in London.

Remember that an EPC and a licensing floor plan serve different purposes.

An EPC provides information about energy performance, while a floor plan provides information about the physical layout of the property.

Floor Plans and Fire Safety Information

A licensing floor plan may also help the relevant authority understand the property’s internal arrangement.

For example, the plan can identify:

• Entrances

• Exits

• Stairs

• Room positions

• Internal routes

• Different floors

However, a floor plan should not be treated as a substitute for a professional fire-risk assessment or other fire-safety requirements.

If your council asks for specific fire-safety information, follow its application guidance and provide the requested documentation.

How to Prepare a Floor Plan for a Licensing Application

If you are preparing a licensing application, follow a simple process.

Step 1: Identify the Licensing Authority

Find out which council is responsible for the property.

This is important because licensing requirements can differ between boroughs.

Step 2: Identify the Licence Type

Determine whether your property falls under:

• Mandatory HMO licensing

• Additional HMO licensing

• Selective licensing

• Another local licensing scheme

London City Hall provides information about the different types of property licensing in London.

Step 3: Check the Council’s Application Requirements

Read the current application guidance before arranging the floor plan.

Look specifically for requirements concerning:

• Scale

• Dimensions

• Room labels

• Doors

• Windows

• Stairs

• Entrances

• Exits

• Facilities

• Number of floors

Step 4: Measure the Property

Make sure the measurements are accurate.

Do not rely on an old plan if the property has changed.

Step 5: Prepare the Floor Plan

Create a clear plan showing the information requested by the council.

Step 6: Check the Plan Against the Property

Before submitting the application, make sure the plan represents the property as it currently exists.

Step 7: Submit With the Licensing Application

Upload or provide the floor plan according to the council’s instructions.

Keep a copy for your own property records.

Can a Professional Floor Plan Make the Process Easier?

A professional floor plan can save landlords time when accurate measurements and a clear drawing are needed.

Urgent EPC provides professional floor plan services in South London for houses, flats, apartments, HMOs and rental properties.

The service includes property measurements, scaled digital floor plans and clear room layouts.

If you specifically need a floor plan for a council licensing application, provide the licensing requirements to the service provider before the appointment.

That allows the plan to be prepared with the intended purpose in mind.

Floor Plan and EPC: What Is the Difference?

Landlords sometimes confuse these two documents because both can be involved when preparing a rental property.

They are different.

EPC

An Energy Performance Certificate provides information about a property’s energy efficiency.

It includes an energy efficiency rating and recommendations for improvements.

You can check the official GOV.UK Energy Performance Certificate guidance for current information.

Floor Plan

A floor plan shows the physical layout of the property.

It can show:

• Rooms

• Dimensions

• Doors

• Stairs

• Kitchens

• Bathrooms

• Entrances

• Exits

A floor plan therefore does not replace an EPC.

Both documents can have different purposes during property preparation and compliance.

Preparing a Rental Property for Licensing

If you are preparing a rental property for licensing, it can help to organise your documents early.

Your checklist might include:

• Identify the relevant council

• Identify the licensing scheme

• Check the council’s current requirements

• Check the property’s EPC

• Arrange an accurate floor plan

• Check room dimensions

• Check entrances and exits

• Check stairs and different floors

• Check bathrooms and shared facilities

• Make sure the plan matches the current property

• Prepare any additional documents requested by the council

• Submit the application

For landlords also preparing a property for rental marketing, our EPC for Landlords in London checklist covers other important preparation steps.

Floor Plan for Property Licensing: Common Mistakes

Using an Old Floor Plan

An old plan may not reflect extensions, conversions or internal changes.

Guessing Room Measurements

Incorrect measurements can create problems when dimensions are important to the application.

Missing a Floor

If the property has multiple floors, make sure the complete premises is represented.

Forgetting Shared Facilities

Bathrooms, kitchens and other shared facilities should be shown when relevant.

Using a Marketing Plan Without Checking Council Requirements

A visually attractive property listing floor plan may not contain all the information required by a licensing authority.

Not Checking the Borough’s Guidance

Licensing requirements can differ between London councils.

Always check the current guidance for the specific property.

Can the Same Floor Plan Be Used for Marketing and Licensing?

Sometimes a detailed floor plan can serve both purposes.

However, this should not be assumed.

The safest approach is to check the licensing requirements first.

If the plan contains the necessary dimensions, room information and other required details, it may also be useful for:

• Rental listings

• Property marketing

• Estate agent listings

• Tenant information

• Property records

Urgent EPC provides floor plans that can be used for property marketing and, where appropriate, council licensing applications.

You can also read How Floor Plans Help Buyers Make Faster Property Decisions to see how floor plans can support property listings.

Final Checklist for Landlords

Before submitting a licensing application, ask yourself:

Is the floor plan current?

Does it represent the property’s present layout?

Are the measurements accurate?

Have the relevant rooms been measured correctly?

Are all floors included?

Does the plan cover the entire premises?

Are the rooms clearly labelled?

Can someone understand the purpose of each room?

Are entrances, exits and stairs shown?

Are the property’s access arrangements clear?

Does the plan meet the council’s requirements?

Have you checked the current application guidance for the relevant borough?

If the answer to all of these questions is yes, you are in a better position to submit the floor plan with your application.

Get a Professional Floor Plan for Your London Property

A floor plan for property licensing can be an important part of preparing a rental property, particularly where a council requires detailed information about the premises.

The most important thing is accuracy.

Your floor plan should reflect the current property and contain the information requested by the relevant licensing authority.

Requirements can vary between London boroughs, so always check the latest council guidance before submitting your application.

Urgent EPC provides professional floor plans for landlords, property managers, estate agents and property owners across London and South London.

You can also view the Urgent EPC floor plan service or contact the team if you need a floor plan for an HMO, rental property or council licensing application.

For official London licensing information, visit London City Hall’s property licensing guidance.

Frequently Asked Questions

Is a floor plan required for property licensing?

It depends on the licensing authority and the type of licence. Some councils require a floor plan as part of an HMO or other property licence application.

What should a licensing floor plan include?

Requirements vary, but they can include room dimensions, room labels, doors, entrances, exits, stairs, walls and facilities. Check the relevant council’s current guidance.

Do HMO applications need floor plans?

Some councils require floor plans for HMO licence applications. For example, Barnet Council specifically requests a floor plan showing the entire premises and all levels, together with various dimensions and property features.

Can I use my estate agent’s floor plan?

You can check whether it contains everything required by your licensing authority. A marketing floor plan may not include every detail requested for a licensing application.

Does every London borough have the same licensing requirements?

No. Property licensing schemes and application requirements can vary between London boroughs. Check the relevant local authority before preparing your application.

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

Potentially, if it contains the information needed for the licensing application and is also suitable for marketing. Confirm the requirements before relying on the same plan for both purposes.

Can Urgent EPC create a floor plan for an HMO?

Yes. Urgent EPC provides professional floor plans for HMOs, rental properties, houses and flats across London and South London.

Is a floor plan the same as an EPC?

No. An EPC provides information about energy performance, while a floor plan shows the physical layout of a property.

Where can I check London’s property licensing requirements?

London City Hall provides information about property licensing schemes across London. You should also check the specific council responsible for your property because local requirements can vary.