LandlordBedford: additional HMO licensing for landlords
Bedford council runs an additional HMO licensing scheme on top of the national mandatory HMO licence. The scheme covers the whole council area. We checked the details below against the council's website on 2 October 2026.
Additional HMO licensing
| Scheme | Designation of an area for Additional Licensing of Houses in Multiple Occupation |
|---|---|
| Area covered | The whole of the Borough Council's area |
| Dates | In force since 21 May 2023. Runs until 20 May 2028. |
| Who needs a licence | Smaller HMOs that the mandatory rule misses, usually 3 or 4 people from 2 or more households sharing facilities, and some converted blocks of flats. |
| Note | Covers properties where 3 or 4 unrelated people share a toilet, bathroom or kitchen, and some converted blocks of flats. |
Mandatory HMO licensing applies too
Everywhere in England, a property rented to 5 or more people who form more than 1 household, where some or all share a toilet, bathroom or kitchen and at least 1 tenant pays rent, needs a mandatory HMO licence. A licence lasts up to 5 years, and each property needs its own. HMO licensing explained
How to check your address
- This is a whole-area scheme: if the property is in the Bedford council area and the scheme type applies to it, you need the licence.
- Exemptions exist, for example homes let by housing associations and some student accommodation. The council's page lists them.
- Not sure which council the property is in? Look it up by postcode in the property licensing checker.
Your PRS database deadline in East of England
Bedford is in the East of England region. The "Register your rental property" service opens there on 15 January 2027, and every let property must be registered by 14 April 2027. Registration asks for each property's licence number, so have it ready. East of England registration deadline and checklist
If you let without the right licence
Letting an unlicensed HMO can mean an unlimited fine on prosecution or a council civil penalty instead, and tenants or the council can apply for a Rent Repayment Order. Councils' own pages describe the same consequences for selective licensing.
Other East of England councils with licensing schemes
Great Yarmouth · Luton · Peterborough · Southend-on-Sea · Thurrock
Something out of date?
Councils change schemes, and the details here can lag behind. If you spot a change, email [email protected] with a link to the council's page.
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Sources: Bedford council licensing page and the scheme pages linked above (checked 2 October 2026); GOV.UK House in multiple occupation licence; MHCLG, Get ready: Register your rental property. Not legal advice.
General information, not legal or tax advice. Checked against GOV.UK on 2 October 2026. Rules change — always confirm on GOV.UK.