Additional HMO licensing in Bristol

Common questions

What the designation says

Bristol City Council operates a complex multi-tier additional HMO licensing structure with TWO active designations: (A) 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 . (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. 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). 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 . 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. Each licence lasts 5 years. Bristol inspects all registered properties at least once during the licence period. 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. 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 . 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. Operating an unlicensed property is a criminal offence under section 72 of the Housing Act 2004. Civil financial penalties up to £40,000 per offence as an alternative to prosecution. Unlimited fine on conviction. Rent Repayment Orders for up to two years' rent for offences on or after 1 May 2026 (12 months before that date). 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. Bristol City Council Property Licensing team via the council licensing portal at bristol.gov.uk/business/licences-and-permits/property-licences. The £40,000 ceiling applies to offences committed on or after 1 May 2026; the £30,000 ceiling still applies to offences committed before that date.

What this means for a landlord

A licence must be in place before the property is let, not applied for afterwards. Operating unlicensed in a designated area is a criminal offence: a civil penalty of up to £40,000 per offence and a rent repayment order of up to two years' rent. Both maxima apply to conduct on or after 1 May 2026; before that date they were £30,000 and twelve months. Section 21 was abolished on 1 May 2026 and possession now runs through the amended section 8 grounds. Mandatory HMO licensing applies separately and everywhere, wherever a property is let to five or more people forming two or more households.

Bristol's own licensing page →