East of England
HMO licensing in Bedford
Bedford Borough Council requires a mandatory licence for HMOs occupied by 5 or more people from 2 or more households. It also runs additional licensing, which brings smaller HMOs (typically 3 or 4 people) into licensing. The council does not publish a single licence fee, so check its fees page.
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
Additional
Council-designated schemes
Licence fee
Not published
Decision time
About 8 weeks
The council's stated aim
Licensing schemes in Bedford
Bedford's additional HMO licensing covers the whole borough (HMOs with 3+ unrelated occupiers, 2+ households, and section 257 HMOs). It came into force on 21 May 2023 and expires on 20 May 2028. No selective scheme is in force and no renewal consultation has been announced yet.
- In force from
- 21 May 2023
- Scheme ends
- 20 May 2028
Verified 24 September 2026
Licence fees
Bedford Borough Council does not publish a single figure we could confirm. Fees are set by the council and reviewed each year, so check its fees page.
Both the mandatory and additional HMO licence fees use the same structure: a base fee of £805.90 plus £80.25 per bedroom (or per flat, for a Section 257 converted-flats HMO). For example, a six-bedroom mandatory HMO costs £1,287.40 and a four-bedroom additional-licensing HMO costs £1,126.90. A £150 surcharge applies if the application is submitted on paper instead of online. The council states applications are usually processed within 6 to 8 weeks. Bedford's published fee schedule does not state a separate discounted renewal fee or an instalment payment option, so those fields are left blank rather than estimated.
Check the current fee on the council website (bedford.gov.uk) before you apply.
Additional and selective licence fees
Fees for council-designated schemes are set separately from the mandatory HMO fee. Figures are the standard full-rate fee for a new licence, before any discounts.
Additional licence
£1,126.90
Additional HMO licence for a 4-bedroom HMO (the council's own worked example): base fee £805.90 plus £80.25 per bedroom. Fee scales with bedroom count; no occupancy bands or cap published
No discounts published. £150 surcharge if the application is submitted on paper rather than online. Section 257 HMOs (converted flats) are charged £805.90 plus £80.25 per flat.
Scheme: From 21 May 2023 to 20 May 2028
Checked 5 October 2026 against bedford.gov.uk
Minimum room sizes
| Double bedroom (2 occupants, 10+ years) | 10.22 m² minimum floor area (national HMO space standard). |
|---|---|
| Single bedroom (1 occupant, 10+ years) | 6.51 m² minimum floor area (national HMO space standard). |
| Child's bedroom (under 10 years) | 4.64 m² minimum floor area (national HMO space standard). |
| Notes | Bedford's published HMO licence conditions page does not itemise room-by-room dimensions; the figures above are the national statutory minimums under the Licensing and Management of Houses in Multiple Occupation (HMO Space Standards) Order, which mandatory-licensed councils apply as the baseline. |
National minimums for licensed HMOs are 6.51 m² for one adult and 10.22 m² for two adults; councils can apply higher local standards.
Fire safety requirements
- Property must have proper fire precautions appropriate to the size and layout of the HMO, assessed against the 'fit and proper person' and 'suitability' licence tests.
- Working smoke alarms required on each storey used as living accommodation.
Kitchen, bathroom and amenity standards
- The property must be reasonably suitable for the number of occupants applied for.
- Proper management arrangements must be demonstrated (repairs, waste disposal, communal area upkeep).
- The licence holder and manager must satisfy the council's 'fit and proper person' test.
Documents you will need
- Gas safety certificate (CP12) — Required annually where the property has a gas supply.
- EICR — Electrical Installation Condition Report no more than five years old.
- EPC — Energy Performance Certificate rated E or above, to meet Minimum Energy Efficiency Standard rules.
- Fit and Proper Person declaration — Must be downloaded and completed before starting the online application.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Bedford Borough Council before applying. This is general information, not legal advice.