Do I need an HMO licence in Bedford? (2026)
Last updated 2026-06-20
In Bedford, an HMO licence is required where a property is let to 5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet. Bedford operates Mandatory, Additional licensing, which can require a licence for smaller shared homes below the mandatory threshold. The council fee is £1,207 and Bedford typically processes applications in around 8 weeks. Get HMO Licence completes and submits the whole application for £599.
Check & start my Bedford application — £599
- Licence needed?
- Yes, where a property is let to 5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet
- Schemes in operation
- Mandatory, Additional licensing
- Council fee
- £1,207
- Processing time
- 8 weeks
- Article 4
- check with Bedford
How much does an HMO licence cost in Bedford?
The council fee for an HMO licence in Bedford is £1,207, with our done-for-you service at £599.
The Bedford fee scales by bedroom count. Give us your bedroom count for an exact figure.
| Item | Cost |
|---|---|
| Council fee — on application (Part A) | check with Bedford |
| Council fee — on grant (Part B) | check with Bedford |
| Council fee — total (paid to the council) | £1,207 |
| Get HMO Licence — we do it for you | £599 |
| Measured floor plan where the council requires a scaled plan | Price on request |
| Fire risk assessment where required for the licence | Price on request |
Verified 2026-06-20
The council’s own fee is paid directly to the council — we add no markup.
Scheme types in Bedford
- Mandatory HMO licensing applies to larger HMOs (5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet).
- Bedford operates additional licensing, which can cover smaller HMOs.
Article 4 directions in Bedford
Article 4 status — check with Bedford.
Local rules in Bedford
- Fee = £805.90 base + £80.25 per bedroom (5-bed worked from base + per-bedroom rate); same structure for mandatory and additional.
- Borough-wide Additional HMO licensing in force 21 May 2023 to 20 May 2028 (catches 3+ person HMOs and s257 converted flats).
- £150 surcharge for paper applications - apply online.
How long does it take in Bedford?
Bedford typically processes HMO licence applications in around 8 weeks.
Frequently asked questions
How much is an HMO licence in Bedford?
The council fee for an HMO licence in Bedford is £1,207. Get HMO Licence completes and submits the application for £599.
How long does an HMO licence take in Bedford?
Bedford typically processes HMO licence applications in around 8 weeks.
Does Bedford have additional or selective licensing?
Bedford operates Mandatory, Additional licensing, so smaller shared homes can also need a licence.
Can Get HMO Licence apply for my Bedford HMO licence for me?
Yes. Get HMO Licence completes and submits your Bedford HMO licence application for £599, with the council fee paid directly to Bedford.
Renting a shared home in Bedford? You may need an HMO licence.
Operating an unlicensed HMO risks a civil penalty of up to £40,000 per offence, plus a Rent Repayment Order of up to 24 months’ rent (Renters' Rights Act 2025).
We handle the whole application for £599.
Doing it yourself is the best part of a day — chasing certificates and decoding your council’s forms. We give you that day back: about five minutes from you, and we handle the rest.
Start my Bedford application — £599What you get
- Your day back — about five minutes of input from you, not a day of paperwork
- We complete and submit the full application to your council
- All the right forms for your council’s scheme
- A document checklist so nothing is missed
- A specialist review before submission
- Email support throughout
The council’s own fee (around £1,207) is paid directly to the council — no markup.
If we make an error that gets your application rejected as incomplete, we fix it free. We can never guarantee a licence. That decision is the council’s.
Secure payment via Stripe.
Prefer we call you and take it from here?
Leave your details — no payment to enquire — and we’ll confirm Bedford’s scheme and handle the whole application for you.
Prefer to DIY? Bedford HMO register →