HMO licensing in Breckland

Breckland District Council operates the national mandatory scheme. We found no additional or selective licensing scheme in force or proposed as of September 2026. Councils can introduce one after a public consultation, so it is worth setting an alert.

The published fee for a new HMO licence is £758, and £664 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.

Fee scales with the number of bedrooms and is paid in two stages (Part 1 with the application, Part 2 before the licence is issued). totalGbp/renewalGbp/instalments below show the 5-bedroom figures (the smallest size that is always licensable); the full table from the council's HMO page and its HMO Licensing Policy (Appendix A, adopted 27 Nov 2023) is: NEW licence (total = Part 1 + Part 2): 3 bed £665 (395+270); 4 bed £711 (414+298); 5 bed £758 (433+325); 6 bed £852 (471+381); 7 bed £899 (490+409); 8 bed £945 (509+436); 9 bed £992 (528+464); 10 bed £1,039 (547+492); 11 bed £1,132 (585+547); 12 bed £1,179 (604+575); 13 bed £1,226 (623+603); 14 bed £1,273 (642+631); 15 bed £1,320 (661+658). RENEWAL: 3 bed £593 (300+293); 4 bed £629 (313+315); 5 bed £664 (326+337); 6 bed £734 (353+381); 7 bed £769 (366+403); 8 bed £804 (379+425); 9 bed £839 (392+448); 10 bed £875 (405+470); 11 bed £945 (431+514); 12 bed £980 (444+536); 13 bed £1,015 (457+558); 14 bed £1,050 (470+580); 15 bed £1,085 (484+602). Figures rise monotonically with bedroom count and the council's page and policy PDF agree (the 9-bed renewal total is published as £839 although the two parts sum to £840, a rounding difference on the council's side). instalments = [Part 1, Part 2] for a 5-bed new licence; the 5-bed renewal split is 326 + 337. No accredited-landlord or other discount is published. Fee is reviewed annually and published on the council website; the page was last modified 3 September 2026. Renewal applications must be made while the existing licence is still in force, otherwise they are treated as new applications. Licences are granted for 1, 3 or 5 years (5 normally, shorter where there are concerns).

Check the current fee on the council website (breckland.gov.uk) before you apply.

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.

• Standards are set risk-based by property type in the council's 'Fire Precautions in Dwellings' guidance (March 2023, prepared with Norfolk Fire and Rescue Service); the licence conditions require compliance with it.
• HMOs of 1 or 2 storeys (6 or fewer occupants, shared kitchens): close-fitting doors to all risk rooms, Grade D1 LD2 fire detection with an additional interlinked Grade D1 heat detector in the kitchen(s); either egress windows to all bedrooms or an FD30S door to the kitchen; multi-purpose extinguisher and fire blanket in each kitchen; emergency lighting if the escape route lacks effective borrowed light.
• HMOs of 3 or 4 storeys built before 2002 (6 or fewer occupants): fully protected means of escape with FD30S doors to all risk rooms on the escape route and a Grade D1 LD1 system; emergency lighting if no effective borrowed light; extinguisher and fire blanket in each kitchen.
• HMOs of 3 or 4 storeys built after 2002: FD30 doors to risk rooms on the escape route and FD30S to each kitchen; Grade D1 LD2 system plus interlinked Grade D1 heat detector in each kitchen; extinguisher and fire blanket in each kitchen.
• More than 6 occupants: 1-2 storey HMOs and 3+ storey HMOs built after 2002 need a Grade D1 LD1 system and a fully protected escape route; 3-4 storey pre-2002 HMOs need FD30S doors and a mixed Grade A and Grade D1 smoke/heat detection system. Buildings converted into flats need a fully protected escape route and Grade A LD2 in common parts with heat detection and Grade F1/F2 detection in each flat. Buildings of 5+ storeys must meet the full Regulatory Reform (Fire Safety) Order guidance.
• Kitchens within bedrooms/units and bedrooms with no means of escape or inner rooms attract additional requirements (FD30S doors, heat/smoke detection, egress windows of at least 0.33 m² unobstructed opening with minimum 450 mm width and height, sill 800-1100 mm above floor).
• FD30 doors to BS 8214 with intumescent and cold smoke seals, self-closing device, gaps not more than 3 mm; final exit doors openable from inside without a key; no storage on escape routes.
• Fire detection and alarm system kept in working order and certified to BS 5839 annually; emergency lighting to BS 5266 with annual test; fire doors inspected six-monthly; licence holder must produce the latest fire detection test certificate on demand.
• A carbon monoxide alarm is required in any room used wholly or partly as living accommodation (including halls, landings, bathrooms and toilets) that contains a fixed combustion appliance other than a gas cooker.
• A fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005 must be in place (council accepts a signed self-certification form but may audit the assessment; documents not produced within 7 days of request may lead to revocation).

• Bathrooms and toilets: 1-4 people = 1 fixed bath or shower and 1 toilet with wash hand basin (toilet may be in the bathroom); 5 people = 1 bath/shower and 1 separate toilet with basin; 6-10 people = 2 baths/showers and 2 toilets with basins (at least one toilet separate); 11-15 people = at least 3 bathrooms and 3 toilets with basins (at least one toilet separate). Facilities must be within 2 floors of each bedroom and inside the building.
• Mechanical extraction: minimum 15 l/s in bathrooms and toilets; kitchens 30 l/s (60 l/s elsewhere in the kitchen where not adjacent to the cooker), per the council's ventilation standard.
• Shared kitchens (up to 5 sharing): 1 sink with hot and cold water and drainer, 1 four-ring hob, 1 fixed oven and 1 fixed grill, 3 double sockets at worktop height, 1 m of worktop, one storage cupboard per person (500 mm floor unit or 1000 mm wall unit), 1 fridge-freezer or fridge plus freezer.
• Shared kitchens (6-8 sharing): 2 sinks (a dishwasher may count as the second), 6 rings, 2 ovens and 2 grills (or 1 oven/1 grill plus a combi microwave), 4 double sockets, 1.5 m worktop (6-7 people) or 2 m (8 people), 2 fridge-freezers or 2 fridges + 2 freezers. 9-12 sharing: 3 sinks, 8 rings, 3 ovens and 3 grills (or 2 plus a combi), 4 double sockets, 2.5 m worktop.
• Non-shared kitchens (e.g. bedsit): hob with at least 2 rings and an oven, sink with hot and cold water and draining board with tiled splashback, 4 sockets (2 doubles) plus dedicated cooker and fridge sockets, 500 mm worktop, storage cupboard, standard refrigerator.
• Heating: fixed heating appliance in all habitable rooms and bathrooms capable of maintaining 21 C when outside is -1 C, controllable by the occupier; portable heating not to be the main heating and paraffin/LPG portable heaters must not be supplied.
• Insulation: minimum 270 mm loft insulation, cavity walls filled, and draught proofing; portable appliances supplied by the landlord PAT tested every 12 months.

• Completed HMO licence application form — Council Word application form, with proposed licence holder and manager details, mortgage lender details, any additional owners/interested parties, and a signed declaration that relevant parties have been informed.
• Stage 1 (Part 1) fee — Part 1 payment must accompany the application (non-refundable if the application is unsuccessful); Part 2 is paid after inspection once draft conditions are agreed.
• Property details — Extent of existing fire precautions, types of soft furnishings, number and type of each room, sizes of habitable rooms, number of occupants, and number/type of amenities (baths, cookers etc.).
• Energy Performance Certificate — The energy rating of the house (from the EPC) and type of heating.
• Gas safety certificate — Current landlord's gas safety certificate if gas appliances are fitted; licence conditions require one every 12 months and a copy supplied to the council annually.
• Electrical Installation Condition Report (EICR) — Current EICR (at least every 5 years) by a registered electrician; Code 1 and 2 faults must be remedied.
• Fire detection and emergency lighting certificates — Current servicing certificates for smoke/heat detection, alarms and emergency lighting if fitted (BS 5839 annual certification).
• Fire risk assessment — Signed self-certification form that a suitable and sufficient fire risk assessment is in place, with the assessment available on request.
• Layout plan of each floor — Only where specifically requested by the Private Sector Housing Team: scale 1:100 showing doors, windows, fire doors, fire/emergency features, fixed furniture and amenities.
• Tenancy agreement / written occupation terms — Licence conditions require a written statement of terms to each occupier, available to the council on demand.
• PAT certificate — Annual PAT certificate for landlord-supplied portable appliances, available on demand.
• Fit and proper person information — Disclosure of unspent convictions, discrimination findings, housing-law judgements, enforcement history and prior licence refusals for applicant and manager; DBS check may be required at the applicant's cost.

• breckland.gov.uk
• breckland.gov.uk
• breckland.gov.uk
• breckland.gov.uk
• breckland.gov.uk

Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Breckland District Council before applying. This is general information, not legal advice.