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Property Licensing Guide for Bedford

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.

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Bedford Property Licensing Schemes

Got questions about licensing schemes in Bedford? We’re here to help. This free guide will provide you with the key details regarding what licensing requirements are necessary in Bedford and how to apply for a licence.

Is manual compliance causing a headache for your agency? At Kamma, we specialise in automating licensing compliance for agents across the UK. If you need any assistance in getting your property portfolio compliant, find out how we can help letting agents here.

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What are the licensing requirements for Bedford? 

Mandatory licensing in Bedford 

Mandatory licensing is required in Bedford if your rented property is occupied by five or more people who form 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 expands the scope of licensing requirements to incorporate HMO’s with three or more people from more than one household. Bedford council currently operates one additional licensing scheme, covering the entire region. 

The Bedford additional licensing scheme runs from 21st May 2023 until 20th May 2028, and all HMO properties with three or more people are required to obtain a licence. 

Bedford’s additional licensing scheme also applies to section 257 HMOs. A section 257 means that a building or part of a building that has been converted into self-contained flats, where less than two-thirds of the flats are owner-occupied, and the conversion does not comply with the Building Regulations 1991 or later standards.

Do I need a selective licence in Bedford?

Selective licensing schemes require that all privately rented properties in a given area obtain a licence, regardless of the number of households or occupants. Bedford council does not currently operate any selective licensing measures

How do I apply for a licence?

Bedford Council has an online HMO licensing application process accessible here. For Kamma users, we offer a licence application service for Bedford. Get in touch with us here to find out more.

How much does a license cost?

Mandatory licensing fee: £1,068.65 for five people, with an additional £71.05 per extra bedroom

Additional licensing fee: £926.55 for three people, with an additional  £71.05 per extra bedroom.

These fees are subject to change and are accurate as of August 2024

Get instant access to compliance reports across all properties

Kamma uses data-driven technology to help landlords and lettings agents deal with complex licensing compliance effortlessly. Find out how Kamma’s software can keep you compliant across your portfolio.

  • Clear actionable advice for every property in your portfolio
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  • Access property licensing experts to manage the licensing application on your behalf

What happens if I don't get a licence in Bedford?

Ignoring the law could result in prosecution by Bedford Council, fines, court costs, and more. Ensure you comply with all regulations to avoid these risks. Fines for non-compliant agents can be up to £30,000 per non-compliant property, as well as rent repayment orders of up to 12 months.

If you’re concerned about unlicensed properties in your portfolio, book a free consultation today with one of our consultants to get a property licensing check here. By keeping your properties in line with your region’s licensing requirements, you can maintain peace of mind that you won’t get burnt by non-compliance.

Licensing enforcement efforts in Bedford

In a recent enforcement action by Bedford Borough Council, a landlord and associated company were fined a total of £14,255 for significant planning violations related to an unlicensed House in Multiple Occupation (HMO). The case highlights the council’s commitment to upholding housing standards and ensuring compliance with HMO licensing regulations.

This enforcement action underscores the importance for landlords in Bedford to adhere to all relevant planning and licensing laws to avoid severe penalties and maintain safe living conditions for tenants. The council continues to take a firm stance against those who attempt to bypass these regulations, emphasising the critical role of licensing in protecting tenants and the wider community.

If you’re unsure as to the properties you manage may need a HMO licence in Bedford, feel free to use our Bedford property licence checker to receive a free licensing report.

Frequently asked questions: 

Is Bedford council planning on introducing any new licensing schemes?

As of now, Bedford Council is not currently consulting on or planning to introduce any new licensing schemes.

Why has additional licensing in Bedford been introduced?

Bedford introduced additional licensing due to a combination of factors highlighting the need for improved management and safety of Houses in Multiple Occupation (HMOs) within the borough. By 2020, the private rented sector in Bedford had grown significantly, comprising 17.69% of all housing, with certain areas showing even higher concentrations. The council had already issued 755 licences under both mandatory and additional licensing schemes, with 60% of these being Section 257 HMOs, which are older flat conversions often requiring substantial upgrades for compliance. The introduction of additional licensing aimed to address persistent issues such as poor housing conditions, anti-social behaviour (ASB), and fire safety risks. Between 2018 and 2022, there were 2,234 reported ASB cases, particularly concentrated in areas with high densities of HMOs. Furthermore, 14% of private sector dwellings in Bedford were identified as having Category 1 hazards, which pose significant health risks.

What are the essential fire safety standards required for an HMO in Bedford?

In Bedford, all Houses in Multiple Occupation (HMOs) must adhere to stringent fire safety standards as mandated by Bedford Borough Council. This includes the installation of appropriate fire alarm systems, with larger HMOs (three or more storeys) typically requiring a Grade A fire alarm system, while smaller properties may need a Grade D system. Additionally, fire-resistant doors, a protected escape route, and emergency lighting in common areas are required. Bedford Council also mandates regular fire risk assessments and the maintenance of fire safety equipment to ensure tenant safety.

What are the space and amenity standards for HMOs according to Bedford Council?

Bedford Council sets specific space and amenity standards for HMOs to ensure they provide safe and comfortable living conditions for tenants. Each bedroom must meet minimum size requirements, with a single-occupancy room requiring at least 6.51 square metres, and a double-occupancy room needing at least 10.22 square metres. In addition to these size requirements, communal areas such as kitchens, bathrooms, and living spaces must be adequately equipped and proportionate to the number of occupants. For example, for every five occupants, the kitchen must have at least 1,500mm (1.5 metres) of linear work surface and six double electrical sockets. Bathrooms must also meet specific ratios, such as one bathroom for every five occupants, to ensure that facilities are not overcrowded. These standards help maintain the quality and safety of HMOs in Bedford.

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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 town’s population was 87,590 in 2011.