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Apply for an HMO licence

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. 

HMO licence fees 2023

Mandatory HMO licence fee: £713.40 plus £71.05 per bedroom. For example the Mandatory HMO licence fee for a six-bedroom property would be £1,139.70.

Additional HMO licence fee: £713.40 plus £71.05 per bedroom. For example the Additional HMO licence fee for a four-bedroom property would be £997.60.

Licence fee for a property converted into flats (a Section 257 HMO): £713.40 plus £71.05 per flat. For example the licence fee for a property converted into three flats would be £926.55.

Mandatory HMO licence criteria

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 criteria

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

Following the Council's review of the current additional HMO licensing scheme and public consultation, the Council's Executive has decided that the scheme will be renewed following the end of the current scheme on 20th May 2023. The designation (PDF) will come into force on 21 May 2023 and unless revoked beforehand, it will remain in force for a period of five years.

You can read more about how this decision was made in the minutes of the Council executive meeting held on 25 January 2023

Apply for an HMO licence

You can apply and pay for your HMO licence online. Please follow this step by step guide to complete the online process:

Step 1 

Complete a Fit and Proper Person check. 

Go to our HMO licence conditions page to to find out about the requirement for proposed HMO licence holders / managers to complete a Fit and Proper Person check.

You must download and complete the Fit and Proper Person check before you start your HMO licence application. 

Step 2

Make sure you have current, digital copies of the following documents ready to upload as part of your application: 

  • Gas Safety Certificate
  • Electrical safety inspection certificate
  • Fire safety installation and commissioning and / or routine test certificate
  • Emergency light installation certificate (where installed)
  • Tenancy agreement if the property is occupied
  • Energy Performance Certificate (EPC) rating
  • Floor plans (including floor plans of each flat in a s257 HMO)
  • Fit and Proper Person check

Step 3 

Register for an account. 

Step 4 

Complete the licence application, telling us about the management and ownership of the property and the facilities, for example, bathrooms and kitchens, and uploading the documents listed above. 

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

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

Step 5

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.

Apply for an HMO licence

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