What licensing schemes does Bedford operate?

Bedford operates additional licensing (21 May 2023 to 20 May 2028), alongside the national mandatory HMO scheme. See the scheme details above.

Do all properties in Bedford need a licence?

No. Bedford operates no selective licensing scheme, so a single-household let does not need a licence. A shared house needs one under mandatory licensing (five or more people) or Bedford's borough-wide additional scheme (three or more unrelated people, from 21 May 2023 to 20 May 2028).

What if my property doesn't have a licence?

Operating a property that requires a licence without one can bring civil penalties of up to £40,000 per property. The landlord also risks a rent repayment order of up to 24 months' rent. A letting agent who manages a Bedford property or collects the rent commits the offence too and can be fined separately.

Can letting agents apply on behalf of landlords?

Yes. In Bedford, letting agents can apply for property licences on behalf of landlords in Bedford, and many manage the full process.

How do I apply for a Bedford property licence?

You can apply through Bedford Council's website ( licensing pages ), or use a managed service such as Kamma.

Does Bedford have selective licensing?

No. Bedford Borough Council does not operate selective licensing as of 20 October 2026. Its only designated scheme is additional HMO licensing, alongside national mandatory HMO licensing.

Why did Bedford introduce additional licensing?

Bedford Borough Council renewed additional HMO licensing across the whole borough from 21 May 2023 for five years, to 20 May 2028, after a public consultation. The scheme covers smaller HMOs that mandatory licensing does not reach.

What are the conditions to obtain an HMO licence in Bedford?

The council's HMO licence conditions set standards for fire safety, amenities, room sizes and management ( licence conditions ).

ADDITIONAL LICENSING · LIVE

Bedford Property Licensing: Do You Need a Licence?

Bedford operates additional licensing alongside the national mandatory HMO scheme. A house shared by three or more unrelated people needs an HMO licence anywhere in the borough.

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Map of property licensing by ward in Bedford. Additional HMO licensing across the whole council area applies now.

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Bedford Council Is Moving To Data-Led Enforcement

Councils are using data to identify unlicensed properties, and agents who manage them can be fined in their own right

Up to £40k fine per unlicensed property

Rent Repayment Orders up to 24 months

£7,800 average fine for letting agents

Most enforcement activity happens within the first 3–6 months of scheme launch.

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Property Licensing Guide for Bedford

Bedford currently operates additional licensing in 28 wards; mandatory HMO licensing applies everywhere. Last checked: 20 October 2026.

This free guide will provide you with the key details regarding what licensing requirements are necessary in this area and how to apply for a licence.

Bedford is in the East of England registration window for the PRS database, which opens on 15 January 2027: see how the East of England registration window affects letting agents.

Bedford Property Licensing Schemes

Bedford Borough Council made its additional HMO designation on 25 January 2023 and it covers the whole borough. A privately rented house with three or more unrelated occupiers needs a licence wherever it sits.

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Not sure whether a Bedford property needs a licence? Kamma's free checker covers selective, additional and HMO schemes.

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What are the licensing requirements for Bedford?

Mandatory licensing in Bedford

Mandatory HMO licensing applies across Bedford (and all of England) to larger HMOs. These are properties occupied by five or more people forming more than one household, including:

Shared houses and flats occupied by students and young professionals.
Properties converted into bedsits with some shared facilities.
Properties converted into a mix of self-contained and non-self-contained accommodation.

Do I need an additional property licence in Bedford?

Additional licensing requires smaller HMOs in a designated area to be licensed. That means a privately rented property with three or more people forming more than one household.

Bedford operates additional HMO licensing. The current designation is set out below.

Do I need a selective licence in Bedford?

Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.

Bedford does not currently operate a selective licensing scheme.

Additional licensing: 21 May 2023 to 20 May 2028, covering Biddenham, Brickhill, Bromham, Castle & Newnham, Cauldwell, Clapham & Oakley, De Parys, Goldington, Great Barford, Great Denham, Greyfriars, Harpur, Harrold, Kempston Central & East, Kempston North, Kempston South, Kempston West, Kingsbrook, Putnoe, Queens Park, Renhold & Ravensden, Riseley, Riverfield, Sharnbrook, Shortstown, Wixams & Wilstead, Wootton & Kempston Rural and Wyboston.
Mandatory HMO licensing: in force since 2006 for HMOs of five or more people forming more than one household.

How do I apply for a licence?

You can apply for a licence via Bedford Council’s website here. The council charges £150 extra for a paper application and says applications take 6 to 8 weeks to process. Or let Kamma’s expert team process the application for you.

How much does a licence cost?

Licence fees

Licence	Fee
Additional HMO licence	£805.90 (New application (base fee)). Worked total £1,046.65, on this basis: £805.90 base + 3 × £80.25 per bedroom
Mandatory HMO licence	£805.90 (New application (base fee)). Worked total £1,207.15, on this basis: £805.90 base + 5 × £80.25 per bedroom

Fees as published by the council, verified 20 July 2026; subject to change. See the council’s fee page for full schedules, payment stages and discounts.

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1 licensing scheme. Know exactly what you need.

Bedford's licensing schemes are set out below. Check any Bedford address against them.

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Bedford Property Licensing FAQs

What licensing schemes does Bedford operate?
Bedford operates additional licensing (21 May 2023 to 20 May 2028), alongside the national mandatory HMO scheme. See the scheme details above.
Do all properties in Bedford need a licence?
No. Bedford operates no selective licensing scheme, so a single-household let does not need a licence. A shared house needs one under mandatory licensing (five or more people) or Bedford’s borough-wide additional scheme (three or more unrelated people, from 21 May 2023 to 20 May 2028).
What if my property doesn't have a licence?
Operating a property that requires a licence without one can bring civil penalties of up to £40,000 per property. The landlord also risks a rent repayment order of up to 24 months’ rent. A letting agent who manages a Bedford property or collects the rent commits the offence too and can be fined separately.
Can letting agents apply on behalf of landlords?
Yes. In Bedford, letting agents can apply for property licences on behalf of landlords in Bedford, and many manage the full process.
How do I apply for a Bedford property licence?
You can apply through Bedford Council’s website (licensing pages), or use a managed service such as Kamma.
Does Bedford have selective licensing?
No. Bedford Borough Council does not operate selective licensing as of 20 October 2026. Its only designated scheme is additional HMO licensing, alongside national mandatory HMO licensing.
Why did Bedford introduce additional licensing?
Bedford Borough Council renewed additional HMO licensing across the whole borough from 21 May 2023 for five years, to 20 May 2028, after a public consultation. The scheme covers smaller HMOs that mandatory licensing does not reach.
What are the conditions to obtain an HMO licence in Bedford?
The council’s HMO licence conditions set standards for fire safety, amenities, room sizes and management (licence conditions).

About Bedford

Bedford, a historic town in Bedfordshire, England, has roots as a Roman fording station and Saxon settlement. Recaptured from the Danes by Edward the Elder in 914, it became the county capital due to its strategic location. Notable sites include St. Paul’s Church, the Bunyan Meeting House, and the Higgins Art Gallery and Museum. Bedford is an important commercial and industrial hub, with industries in electronics and turbine engineering. Well-connected by rail and road, it serves as the administrative center for the area. The council made its additional HMO designation on 25 January 2023. It covers the whole borough from 21 May 2023 to 20 May 2028.

Licensing Enforcement in Bedford

Bedford Council enforces property licensing across its schemes. Letting a property without the required licence risks prosecution and civil penalties of up to £40,000 per property. The landlord can also face a rent repayment order of up to 24 months’ rent. Where a letting agent manages the property or collects the rent, the agent commits the offence too and can be fined in its own right.

Bedford Borough Council made its additional licensing designation after a public consultation, approved by its Executive on 25 January 2023. The council’s Community Regulation team handles HMO licensing.