Council licensing report
Bedford runs at least one local property licensing scheme. Some rules apply to the whole council. Others apply only to listed streets, wards, or mapped areas, so the postcode alone does not always give a yes-or-no answer.
Status
Enter the postcode to confirm the council, then pick the address. If a scheme uses a street list, we check the selected street against it and give a direct yes or no.
We use the selected street to check loaded street-list schemes.
Additional HMO licensing · active · Whole council area · 21 May 2023 to 20 May 2028
Bedford additional HMO licensing applies borough-wide to privately rented HMOs occupied by three or more occupiers in two or more households, including relevant section 257 HMOs, unless mandatory licensing or a statutory exemption applies.
A property licensing scheme is not the same everywhere. A council can designate the whole borough, a handful of wards, a list of streets, or a boundary drawn on a map. Whichever option Bedford chose changes how confident you can be from the postcode alone.
This scheme covers the whole of Bedford. Every privately rented property inside the council boundary is in scope.
The right licence depends on who lives in the property, how the household is structured, and where the property sits in the council area. These are the situations we see most often, with what Bedford's current rules say about each.
One adult renting a self-contained flat or a studio with their own kitchen and bathroom.
No landlord licence is needed under current Bedford rules. Mandatory HMO licensing does not apply because this is one household.
Two people from one household renting an entire house on one tenancy.
No landlord licence is needed under current Bedford rules. Mandatory HMO licensing does not apply because this is one household.
Parents and dependent children from one household renting an entire house.
No landlord licence is needed under current Bedford rules. Mandatory HMO licensing does not apply because this is one household.
Three friends or three unrelated tenants on a joint tenancy, sharing a kitchen and bathroom.
Needs an additional HMO licence anywhere in Bedford. Mandatory HMO licensing only kicks in at five or more occupiers, so this property is not in scope of the national rule.
Four unrelated tenants sharing a kitchen and bathroom.
Needs an additional HMO licence anywhere in Bedford. Mandatory HMO licensing only kicks in at five or more occupiers, so this property is not in scope of the national rule.
Five or more unrelated tenants sharing a kitchen and bathroom.
Needs a mandatory HMO licence anywhere in England. The five-or-more, two-or-more-households test is national, not council-specific. An additional HMO licence is not also required.
Owner-occupier letting a room to one or two lodgers in their own home.
Letting to a lodger while you live in the property is exempt from HMO licensing in most cases. Selective licensing exemptions also normally cover owner-occupier lets.
Five students from at least two households sharing a converted house.
Needs a mandatory HMO licence anywhere in England. The five-or-more, two-or-more-households test is national, not council-specific. An additional HMO licence is not also required.
A property licence does not transfer when a property changes hands. If you buy a let property that needs a licence under Bedford's rules, the existing licence ends and you need to apply for a new one in your own name. The seller's solicitor should disclose any existing licence and any open enforcement notices.
For conveyancing in Bedford, ask three things before exchange. First, is the property inside any current selective or additional HMO scheme area. Second, is there an active licence in the seller's name and on what conditions. Third, has the council issued a civil penalty, banning order or rent repayment order against the seller in the last six years.
Owner-occupiers buying to live in the property do not need a licence. The rules only apply when a property is rented out.
Anything on this page that you cannot find an answer to, the council's licensing team can confirm in minutes.