Medway Selective Licensing 2027: Fees, Wards & Rules

If you let a property in Chatham, Gillingham, Strood or Luton, you may have heard that something is changing in January. You might also have heard conflicting stories about delays, fees and who's affected.

We understand how frustrating that uncertainty can be. Your rental is an investment you've worked hard for, and the last thing you need is to find out too late that you've missed a requirement.

So let's clear things up. Medway Council's selective licensing scheme has been approved and starts on 4 January 2027. Here's exactly what it means for you.

What Is Medway Selective Licensing?

Selective licensing allows councils to require private landlords to hold a licence for rented homes in specific areas. It's a power councils have under the Housing Act 2004.

Medway Council approved its scheme on 22 September 2026, following public consultation. The council says it wants to improve the quality and safety of rented homes, tackle problems linked to poor housing and make sure landlords are suitable to manage properties.

The scheme runs from 4 January 2027 to 3 January 2032, unless the council ends or extends it earlier.

Which Medway Wards Are Covered?

The selective licensing scheme covers seven wards:

1. Chatham Central and Brompton

2. Fort Pitt

3. Gillingham North

4. Gillingham South

5. Luton

6. Strood North and Frindsbury

7. Watling

Not sure which ward you're in? Medway Council's website lets you search by postcode. Ward boundaries don't always follow what locals think of as a neighbourhood, so it's always worth checking.

Does Your Rental Property Need a Selective Licence?

You'll need a selective licence if your property is:

• Rented to a single household or two unrelated people sharing, and

• Located in one of the seven designated wards.

Importantly, properties that meet these criteria must be licensed before they can be legally rented, and this applies to new and existing tenants. Having a long-term tenant in place doesn't exempt you.

What About HMOs in Medway?

Medway is also introducing an additional HMO licensing scheme from the same date. This covers smaller shared houses rented to three or four people from more than one household, with shared facilities.

It applies in six wards: all of the above except Strood North and Frindsbury. The fee is £1,600. Larger HMOs with five or more residents remain under the national mandatory HMO licensing scheme.

How Much Does a Medway Selective Licence Cost?

The selective licence fee is £840, paid in two parts:

• Part A: £436 when you submit your application.

• Part B: £404 after your application is approved.

The fee covers processing, checks, property inspections and the administration and enforcement of the scheme during the licence period.

Spread over five years, that works out at roughly £168 a year. Add the £65 annual PRS Database fee, and many Medway landlords will be budgeting around £19 a month per property for the two combined.

Are There Any Discounts?

Yes. You can claim one discount, applied to Part B once the council has checked your application:

• 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, such as several flats in one building.

If you're eligible for more than one, the council will apply the highest.

When and How Can You Apply?

Applications open online on Monday 4 January 2027. You can't apply before this date.

Most licences will be valid until 3 January 2032. However, the council may issue a shorter licence, such as one or two years, if it identifies problems with a property or its management. In those cases, conditions will need to be met within a set timescale.

Landlords, or management agencies acting on their behalf, can apply. If you use an agent, agree in writing who handles the application, the fees and the ongoing licence conditions.

Common Misconceptions About Medway Licensing

"The scheme was delayed, so it's not happening." The scheme did go back to Cabinet earlier this year, but it was approved on 22 September 2026 and starts on 4 January 2027.

"I've had the same tenant for years, so I'm exempt." Not so. Licensing applies to existing tenancies as well as new ones.

"I'm in Swale, so this affects me." No. If your property is in Sittingbourne or elsewhere in Swale, Medway's scheme doesn't apply. The national PRS Database, however, applies across England.

"My agent manages it, so it's covered." Only if you've agreed that. Don't assume your management contract includes licence applications or fees.

Expert Recommendations for Medway Landlords

1. Confirm your ward using the council's postcode search.

2. Check your eligibility for a discount, especially if you're an accredited landlord.

3. Gather your documents, including gas, electrical and EPC certificates and tenancy agreements.

4. Budget for both fees, including the PRS Database.

5. Diarise 4 January 2027 so you can apply as soon as the portal opens.

6. Book a pre-licence check so any issues are fixed before an inspection.

If you'd like advice directly from the council, you can contact Medway's licensing team on 01634 333 333 or by email at PRSlicensing@medway.gov.uk.

Let Family Homes Take the Stress Out of Licensing

Licensing can feel like one more hurdle, but with the right preparation it doesn't have to be overwhelming.

Family Homes supports landlords across Kent with compliance, property management and practical local advice. If you're unsure whether your Medway property needs a licence, or you'd like help getting ready, we'd love to hear from you.