LetLens / Licensing by council / Bath and North East Somerset
Landlord licensing in Bath and North East Somerset
Mandatory HMO licensing applies across England, so a property in Bath and North East Somerset let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Bath and North East Somerset's additional HMO licensing designation has run past its end date, so check with the council before assuming no licence is needed: councils re-designate routinely and a renewal reaches us after it is made, not before.
The licence you need turns on who lives in the property. Find the line that describes your let.
- Required by national lawThe same in all 296 English councils. Not a Bath and North East Somerset decision.
Your propertyLet to 5 or more people forming 2 or more households who share a kitchen, bathroom or toilet
You needMandatory HMO licence In force England-wide
It costs£1,025, the same for an HMO of any size
WhereEverywhere in Bath and North East Somerset, as everywhere in England. Scope, fee schedule and source
- What Bath and North East Somerset requires on topSchemes this council chose to run, and what differs from the council next door.
Your propertyA smaller shared house the national scheme does not reach, typically 3 or 4 sharers forming 2 or more households
You needAdditional HMO licence Lapsed, confirm with the council
WhereNo active designation recorded, not the whole of Bath and North East Somerset. Scope, fee schedule and source
Your propertyLet privately inside a designated area, whether or not it is an HMO
You needNo selective licence No scheme
- Planning permission, a separate questionNot licensing. Whether you may create an HMO at all, decided by the council’s planning side.
Your planConverting a house (use class C3) into a small HMO (use class C4)
You needPlanning permission In force
WhereInside the designated area: a mapped boundary. Outside it the right still applies. The direction, its dates and its boundary
Each fee is for the example property named on its own line, from the council’s published schedule. The full schedules, discounts and surcharges are below.
Or open BA2 9JD, a postcode near the centre of Bath and North East Somerset, to see what a full report looks like.
Each scheme in detail, and the evidence behind it
Which properties each scheme catches in Bath and North East Somerset, in the council’s own words, with the designations in force, the whole published fee schedule and the source for every figure. The three regimes can stack: a property can need a licence under one and still be caught by another.
Mandatory HMO licensing In force England-wide
Licence fee, any size£1,025
- Where it applies
- National scheme
- Which properties
- HMOs occupied by 5 or more people forming more than 1 household who share a toilet, bathroom or kitchen (mandatory HMO licensing under Part 2, Housing Act 2004). Covers the whole of Bath and North East Somerset. Exemption: a flat occupied by 5+ people situated in a purpose-built block of 3 or more self-contained flats.
The published fee schedule
- Fee
- £1,025
- Paid in two parts
- £620 on application, then £405 when the licence is granted
- Renewal
- £925
- Licence term
- Up to 5 years
- Fee schedule dated
- 2026
Discounts
- Online application submitted with all valid supporting documents and agreement to receive licence/documents by email: £50
Other charges
- Refund of £340 of the Part 1 fee if the application is withdrawn or refused after processing but before a property inspection (refund, not a charge): £340
- Missed inspection fee (officer unable to gain entry to carry out an inspection): £50
Additional HMO licensing Lapsed, confirm with the council
- Where it applies
- No active designation recorded
- Lapsed
- Bath City Additional HMO Licensing Designation 2018
Selective licensing No scheme
Article 4 and HMO planning permission in Bath and North East Somerset In force
An HMO Article 4 direction is in force in Bath and North East Somerset covering a mapped boundary, so the permitted-development right to convert a house (C3) into a small HMO (C4) has been removed and planning permission is needed there. We hold 2,678 of Bath and North East Somerset's 5,928 postcodes inside a designated area, about 45.2% of the council.
HMO Article 4 direction, a mapped boundary
- Area
- a mapped boundary
- Right removed
- C3 to C4 (small HMO)
- In force from
- 1 July 2013
A licence is not planning permission
These are two separate consents from two separate parts of the council, and getting one does not give you the other. A licensing team can grant an HMO licence for a property that needed planning permission and never got it.
Where the permission was needed and is missing, the usual consequence lands on the licence. Councils commonly grant a short licence, often twelve months rather than the full term, to give the owner time to apply. If permission is not applied for, is refused, or an appeal fails, the council will generally refuse to extend and let the licence expire, and will generally refuse a fresh application outright once permission has been finally refused. At that point the property cannot lawfully be let as an HMO at all.
This is council practice rather than a statutory rule, and it varies, so confirm it with Bath and North East Somerset before you rely on it. Nottingham City Council publishes its version explicitly and is quoted here as a worked example of the approach.
The research note behind this verdict
What happens if you let without a licence
Letting or managing an unlicensed property that needs a licence is a criminal offence, under section 72 of the Housing Act 2004 for an HMO and section 95 for a property caught by selective licensing. A council can prosecute, or impose a civil penalty instead. For conduct on or after 1 May 2026 that penalty can be up to £40,000 per offence, raised from £30,000 by the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026. Tenants and the council can also apply for a rent repayment order, which for conduct from the same date can claw back up to two years of rent, up from one, under section 103 of the Renters' Rights Act 2025.
Both of those maxima apply only to conduct on or after 1 May 2026. Earlier conduct is still judged against the old £30,000 and twelve-month limits. Each breach is normally penalised separately, so an unlicensed portfolio in Bath and North East Somerset multiplies the exposure rather than capping it.
The letting market in Bath and North East Somerset
Licensing is only one side of the sum. These are medians from real listings we have collected, with the number of listings behind each one, because a median over a handful of adverts is a different claim from a median over hundreds.
- Median room rent£768 pcmFrom 297 room listings in Bath and North East Somerset.
- Median whole-property rent£1,863 pcmFrom 131 whole-property listings.
- Typical 4-bed rent£3,033 pcmThe comparison a room-by-room let is measured against.
- HMO income premium+27%Five rooms let individually against one four-bedroom whole-property let, before the extra cost, licensing and voids that come with an HMO.
- Median sale price£390,000Across 588 sales in 2026, all property types, HM Land Registry.
- Gross yield, whole let5.7%Median whole-property rent for a year against the median sale price. Before voids, management, repairs, licensing and finance, all of which a real return has to carry.
- Gross yield, 5-room HMO11.8%Five rooms at the median room rent against the same median sale price. The higher figure is what pays for the licence, the extra management and the higher voids, rather than being profit on top of them.
- Typical household income£42,880Mean of net small-area median incomes around the council's main listing areas, not a council-wide median.
- Postcodes with flood exposure7.8%464 of 5,928 indexed postcodes.
- Postcodes in Flood Zone 3198 (3.3%)The Environment Agency's highest-probability zone. Lenders and insurers ask about this one by name, and it is a subset of the exposure above.
Room rent by outcode
Room rent is fairly even across Bath and North East Somerset’s outcodes, which is worth knowing too: the council-wide median above travels reasonably well here.
| Outcode | Median room rent | Room listings | Check a postcode |
|---|---|---|---|
| BA1 | £792 pcm | 89 | Check BA1 |
| BA2 | £780 pcm | 158 | Check BA2 |
| BS31 | £750 pcm | 25 | Check BS31 |
Postcode districts in Bath and North East Somerset
Licensing, Article 4 and the fee all turn on the exact address, because a designated area rarely follows the council boundary. LetLens holds 5,928 Bath and North East Somerset postcodes. Open one of its postcode districts to see the verdict, the local rent evidence and the investment model.
Common questions
Do I need an HMO licence in Bath and North East Somerset?
Mandatory HMO licensing applies across England, so a property in Bath and North East Somerset let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Bath and North East Somerset's additional HMO licensing designation has run past its end date, so check with the council before assuming no licence is needed: councils re-designate routinely and a renewal reaches us after it is made, not before.
How much does an HMO licence cost in Bath and North East Somerset?
£1,025 under the mandatory scheme, from the council's published fee schedule. The council charges the same whatever the size of the HMO. Any additional or selective scheme is priced separately.
Is there an Article 4 direction in Bath and North East Somerset?
An HMO Article 4 direction is in force in Bath and North East Somerset covering a mapped boundary, so the permitted-development right to convert a house (C3) into a small HMO (C4) has been removed and planning permission is needed there. We hold 2,678 of Bath and North East Somerset's 5,928 postcodes inside a designated area, about 45.2% of the council.
What is the penalty for letting an unlicensed property in Bath and North East Somerset?
Letting or managing a property that needs a licence without one is a criminal offence under the Housing Act 2004. The council can prosecute or impose a civil penalty, which for conduct on or after 1 May 2026 can be up to £40,000 per offence, raised from £30,000 by the Financial Penalties (Housing Offences and Breach of Banning Orders) Regulations 2026. Tenants or the council can also seek a rent repayment order covering up to two years of rent for conduct from that date, up from one year, under section 103 of the Renters' Rights Act 2025. Each breach is normally penalised separately. Indicative only, not legal advice.
Do I need planning permission for an HMO in Bath and North East Somerset?
Where an Article 4 direction applies, yes: it removes the permitted-development right to change a house (use class C3) into a small HMO (use class C4), so that change needs a planning application. An HMO for seven or more residents needs permission anywhere, Article 4 or not. Planning is separate from licensing, and a licence does not give you permission. Where permission was needed and not obtained, councils commonly grant a licence for about twelve months rather than the full term, and generally refuse to extend it if permission is not then granted, which leaves the property unable to be let as an HMO. Practice varies by council, so confirm it with Bath and North East Somerset.
Can I convert a house into a small HMO in Bath and North East Somerset without planning permission?
Not inside the Article 4 area. The direction removes the permitted-development right, so a change of use from C3 to C4 needs a planning application. Outside the designated area the right still applies. Check the exact address against the boundary before you commit.
About Bath and North East Somerset
Bath and North East Somerset is a local housing authority in South West, with a population of about 196,000 and 5,928 live postcodes indexed by LetLens. It is the licensing authority for every private rented property inside its boundary, and the local planning authority that decides whether an Article 4 direction applies.
Nearby councils
Licensing stops at the council boundary, so a street on the other side of it can carry a different scheme and a different fee.
Contact Bath and North East Somerset
Bath and North East Somerset licensing team · [email protected] · 01225 396444