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HMO licensing

Landlords must apply for a licence if they operate a ‘house in multiple occupation’ (HMO).

You can apply and pay for an HMO licence using the online form below, but please read this page first.

We usually process HMO licence applications within 6 to 8 weeks. If it is likely to take longer we will let you know.

There are two types of HMO licence. You must apply for either a mandatory licence or an additional licence. You may be fined or prosecuted if you operate an HMO without the right licence. 

Mandatory HMO licence

You need a mandatory HMO licence if:

  • five or more unrelated people live at the property and
  • all or some of them share a toilet, bathroom or kitchen

Additional HMO licence

You need an additional HMO licence if:

  • three or four unrelated people live at the property and
  • all or some of them share a toilet, bathroom or kitchen

Freeholders need an additional section 257 HMO licence for:

  • a property with self-contained flats
  • in a building which does not meet the standards of conversion required by 1991 Building Regulations 
  • where more than a third of the tenancies are let out on a shorthold tenancy agreement

The Council adopted the Additional HMO Licensing scheme in 2018. You can read more about how this decision was made in the minutes of the Council executive meeting in 2018.

HMO licence fees

Mandatory HMO licence fee: £620.40 plus £61.80 per bedroom.

Additional HMO licence fee: £620.40 plus £61.80 per bedroom.

Licence fee for a property converted into flats (a Section 257 HMO): £620.40 plus £61.80 per flat.

Apply for an HMO licence

You can apply and pay for your HMO licence online.

To complete the online process you will need to:

  1. register for an account
  2. tell us about the management and ownership of the property
  3. tell us about the facilities at the property, for example, bathrooms and kitchens.
  4. upload current, digital copies of the following documents:
  • Gas safety certificate
  • Electrical safety inspection certificate
  • Fire safety installation and commissioning certificate
  • Emergency lighting installation certificate
  • Tenancy agreement if the property is occupied
  • Energy Performance Certificate (EPC) rating

It’s a good idea to save your online application as you go through the process.

You will be asked to pay as soon as you have submitted your application. If you are not ready to pay please save your application and do not submit it, otherwise you may lose the information you have inputted.

When you are ready to pay, you can find your saved application in the ‘saved forms’ area of your online account.

Please do not try to complete this online application using Internet Explorer.

Apply for an HMO licence

For a Word version of the HMO licence application form please email HMO.Licensing@bedford.gov.uk.