HMO Licence in Bath

A property is an HMO if it is occupied by 3 or more people forming 2 or more separate households who share a kitchen, bathroom, or toilet. A 'household' is typically a family unit or a couple — unrelated sharers each form their own household. So a house shared by 3 unrelated professionals is an HMO (3 people, 3 households). A couple and one other person is also an HMO (3 people, 2 households). Mandatory licensing kicks in at 5+ people from 2+ households in England.

A Rent Repayment Order (RRO) allows tenants or the local authority to apply to the First-tier Tribunal to reclaim up to 12 months' rent paid while a property was operated as an unlicensed HMO. Tenants can apply directly without council involvement. If successful, the landlord must repay the rent — this is in addition to any criminal fine. RROs are a powerful incentive to ensure licensing is in place before tenants move in.

Most councils charge a higher fee for late applications (sometimes double the standard fee). You are technically committing a criminal offence for every day you operate without a licence, so the council could prosecute. However, most councils prefer to bring landlords into compliance rather than prosecute, provided you apply promptly once aware. Do not wait for the council to contact you — proactive applications are viewed much more favourably.

Possibly, but you may need planning permission. Under the Use Classes Order, a property occupied by up to 6 unrelated people is Class C4 (small HMO), and anything larger is sui generis. Many councils have introduced Article 4 Directions removing permitted development rights for C3 to C4 conversions, meaning you need planning permission. You will also need to meet HMO standards for fire safety, room sizes (minimum 6.51 sqm for a single room), and facility ratios.

In Bath, a HMO Licence typically costs between £500 and £1500. Fees vary enormously by council. Mandatory HMO licence fees range from £500 to £1,500 for a 5-year licence. Some councils charge per room or per occupant. Selective licence fees are typically lower (£400–£800). Renewal fees are usually 60–80% of the initial application fee. Many councils charge a higher fee for late applications. HMO licence fees charged by Bath and North East Somerset Council typically range from £500 to £1,500 for a 5-year licence, depending on property size and number of occupants. Selective licensing fees in Bath, if applicable, are usually £400–£800. Check Bath and North East Somerset Council's website for the current fee schedule, as rates are updated periodically.

Bath and North East Somerset Council is responsible for enforcing HMO Licence compliance in Bath. You can contact the council's housing team via their website at https://www.bath.gov.uk/housing.