Landlord licensing in Bristol

Required for any HMO let to 5 or more people forming 2+ households who share facilities.

Fee: £1,100

SCHEME OVERVIEW: Bristol City Council operates TWO active selective licensing schemes covering 5 wards in total. (A) BISHOPSTON & ASHLEY DOWN, COTHAM, AND EASTON SELECTIVE LICENSING: Came into force on 6 August 2024 and runs for 5 years until 5 August 2029. Covers all privately rented properties (including single lets and family lets) in these three wards that are NOT HMOs. Initial application deadline was 5 November 2024 — late applications may be subject to a £140 finder's fee (source: bristol.gov.uk/business/licences-and-permits/property-licences/check-if-you-need-a-property-licence-and-apply). (B) BEDMINSTER AND BRISLINGTON WEST SELECTIVE LICENSING: Came into force on 6 April 2022 and runs until 5 April 2027. Covers all privately rented non-HMO properties in these two wards. Note: in Bedminster and Brislington West both ADDITIONAL and SELECTIVE licensing apply — additional applies to small HMOs (3-4 people, 2+ households) and selective applies to non-HMOs in the same wards. WHO NEEDS A SELECTIVE LICENCE: A property is in scope if it is privately rented in one of the 5 designated wards AND is NOT an HMO. Bristol's definition of "non-HMO" for selective purposes covers properties occupied by: a single household (including couples), a single person, or a family. If the property is occupied by 3+ unrelated people forming 2+ households it is an HMO and requires Additional or Mandatory HMO licensing instead, not Selective. Use the interactive map and pdf HMO Public Notice on the council website to confirm whether a specific address is in a designated ward (look for green-shaded areas). PREVIOUS SCHEME EVIDENCE: The 5-year scheme in Eastville and St George wards ended on 30 June 2024. During the scheme 3,616 licences were issued, 3,409 inspections carried out, and 88% of properties were subsequently improved. A 10-week public consultation found 58% of respondents agreed or strongly agreed with extending the scheme — which formed the evidence base for the August 2024 expansion (source: landlordzone.co.uk reporting on Bristol Council Cabinet decisions September 2023). FEES: Bishopston & Ashley Down, Cotham, and Easton selective licence fee approximately £912 (source: kammadata.com/uk-property-guide/property-licensing-guide-for-bristol). Bedminster and Brislington West selective licence fee approximately £799. Both fees paid in two parts (Part 1 on application, Part 2 on grant). Verify the current fee structure at bristol.gov.uk/business/licences-and-permits/property-licences/licence-fees-extra-charges-and-discounts/additional-hmo-and-selective-property-licence-fees before applying. LICENCE DURATION: 5 years. Bristol inspects all registered properties at least once within the licence period. LICENCE CONDITIONS: Comprehensive — fire safety, electrical safety (annual gas safety certificate, EICR), property condition, anti-social behaviour management, written tenancy agreements, written ASB complaint procedure. The Bedminster/Brislington West selective licence has its own published condition document on bristol.gov.uk, separate from the Bishopston/Cotham/Easton scheme conditions. APPLICATION REQUIREMENTS: Online via Bristol's licensing portal. New landlords have 28 days to apply from the date the property was first occupied. Required documents: gas safety certificate, EICR, EPC, floor plans, mortgage company details, owner/agent contact details, tenant occupancy details, fit and proper person declaration, legal declarations (no unspent criminal convictions). Payment for Part 1 fee is taken at submission. TEMPORARY EXEMPTION NOTICE: If you plan to sell the property or end tenancy, you may apply for a Temporary Exemption Notice (TEN) lasting 3 months, with a possible 3-month extension in exceptional circumstances. ENFORCEMENT AND PENALTIES: Operating an unlicensed property in a designated area is a criminal offence under section 95 of the Housing Act 2004. Civil financial penalties up to £30,000 per offence. Unlimited fine on conviction. Rent Repayment Orders for up to 12 months' rent. Section 21 notices invalid where property is unlicensed; from 1 May 2026 the no-fault possession grounds under the Renters' Rights Act 2025 are similarly unavailable. EXEMPTIONS: Properties already holding a Mandatory or Additional HMO licence do not separately need a Selective licence. Statutory exemptions under the Selective Licensing of Houses (Specified Exemptions) (England) Order 2006 also apply. CONTACT: Bristol City Council Property Licensing team via the council licensing portal at bristol.gov.uk.

Areas: Ashley, Easton, Lawrence Hill, and Southmead wards

Fee: £750

Scheme runs until: 5 August 2029

SCHEME OVERVIEW: Bristol City Council operates a complex multi-tier additional HMO licensing structure with TWO active designations: (A) CITYWIDE ADDITIONAL HMO LICENSING: Came into force on 6 August 2024 and runs for 5 years until 5 August 2029. Covers all HMOs city-wide that are NOT already covered by mandatory licensing OR by an existing area-specific additional licensing scheme. Initial application deadline was 5 November 2024 — applications submitted after that date may be subject to a £140 finder's fee (source: bristol.gov.uk/business/licences-and-permits/property-licences/types-of-licence and bristolreslet.com/bristol-hmo-additional-selective-licensing-schemes). (B) AREA-SPECIFIC ADDITIONAL LICENSING (3 wards): Came into force on 6 April 2022 and runs until 5 April 2027 for Bedminster, Brislington West, and Horfield wards. Properties already licensed under this scheme do NOT need to reapply under the citywide scheme until their existing licence expires — but renewals must be submitted under the new citywide scheme rules from 6 August 2029 onwards. WHO NEEDS A LICENCE: Any property let to 3 or 4 people from more than one household where they share facilities (kitchen, bathroom, toilet). Definition is per sections 254, 257 and 258 of the Housing Act 2004. The household definition Bristol uses: a household is a separate individual, co-habiting couple, or family — family includes parents, grandparents, children, foster children, stepchildren, grandchildren, brothers, sisters, uncles, aunts, nephews, nieces, cousins. Example: 5 friends sharing = 5 households (HMO); a co-habiting couple plus a friend = 2 households (HMO). EXEMPTIONS: Properties already holding a Mandatory HMO licence do NOT need an Additional licence. Properties holding an Additional HMO licence under the Bedminster/Brislington West/Horfield scheme do NOT need to apply under the citywide scheme until their current licence expires. Only ONE licence is required per licensable property. FEES (citywide additional scheme): First payment £1,023 on application + Second payment £838 on grant = £1,861 total. RENEWAL of an existing additional licence (e.g. previously licensed under the central or area scheme): First payment £808 + Second payment £662 = £1,470. The second payment is reduced by any applicable licensing scheme discounts. FEES (Bedminster, Brislington West, Horfield additional scheme): First payment £1,000 + Second payment £300 = £1,300 total (source: bristol.gov.uk/business/licences-and-permits/property-licences/licence-fees-extra-charges-and-discounts/additional-hmo-and-selective-property-licence-fees). DISCOUNTS: For Bedminster, Brislington West and Horfield ONLY — a £150 refund is available if satisfactory copies of safety certificates (gas, electrical) are provided within 3 months of the full licence being issued. Verify other discounts on bristol.gov.uk fee page. LICENCE TERM: Each licence lasts 5 years. Bristol inspects all registered properties at least once during the licence period. LICENCE CONDITIONS: Comprehensive — covering fire safety standards, room sizes (minimum 6.51m² for a single bedroom, 10.22m² for a double, kitchens 5m² for up to 3 people scaling to 11m² for 10 people, communal living space starting at 13.5m² for 3 occupants), amenity standards (personal washing and toilet within two floors of any bedroom, one bath/shower and toilet for up to 4 occupants and additional facilities per 5 occupants thereafter), kitchen requirements (sink, draining board, hot/cold water, 4-ring hob with oven and grill, 4 sockets plus one per major appliance, fixed worktops, 0.3m³ storage per occupant), heating, ventilation, anti-social behaviour management. Refer to the Bristol HMO room size and amenity standard PDF and fire safety standards for licensable HMOs PDF on the council website. ARTICLE 4 DIRECTION: Bristol has Article 4 Directions in some areas removing permitted development rights. You may need PLANNING permission to convert a single dwelling (Use Class C3) to a small HMO (Use Class C4), even if you also need an HMO licence. Planning consent and licensing are SEPARATE processes — a property licence does NOT depend on planning consent status (source: bristol.gov.uk/business/licences-and-permits/property-licences/check-if-you-need-a-property-licence-and-apply). APPLICATION REQUIREMENTS: Online via Bristol's licensing portal (a new portal launched in February 2025 for submission, tracking, and Part 2 payment management). Required documents: gas safety certificate, EICR, EPC, floor plans, mortgage company details, owner/agent contact details, tenant occupancy details, fit and proper person declaration, legal declarations (no unspent criminal convictions). Payment for Part 1 fee is taken at submission. ENFORCEMENT AND PENALTIES: Operating an unlicensed property is a criminal offence under section 72 of the Housing Act 2004. Civil financial penalties up to £30,000 per offence as an alternative to prosecution. Unlimited fine on conviction. Rent Repayment Orders for up to 12 months' rent. Bristol has demonstrated active enforcement — Cllr Tom Renhard, cabinet member for housing, has cited the previous Eastville and St George scheme as evidence: 3,616 licences issued, 3,409 inspections carried out, 88% of properties subsequently improved. CONTACT: Bristol City Council Property Licensing team via the council licensing portal at bristol.gov.uk/business/licences-and-permits/property-licences.

Areas: City-wide additional licensing for HMOs with 3 or 4 occupants forming 2 or more households

Fee: £1,100

Scheme runs until: 5 August 2029