LetLens / Licensing by council / Cotswold
Landlord licensing in Cotswold
Mandatory HMO licensing applies across England, so a property in Cotswold let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Cotswold runs no additional or selective licensing scheme of its own, so smaller shared houses and ordinary rentals do not need a council licence here.
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 Cotswold 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£1,360 for a 5-bedroom HMO£1360 base + £41/unit over 6
WhereEverywhere in Cotswold, as everywhere in England. Scope, fee schedule and source
- What Cotswold 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 needNo additional HMO licence No scheme
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 None in force
WhereNo direction here, so this is normally permitted development. 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. Other sizes are priced separately; the full schedules, discounts and surcharges are below.
Or open GL54 3LE, a postcode near the centre of Cotswold, to see what a full report looks like.
Each scheme in detail, and the evidence behind it
Which properties each scheme catches in Cotswold, 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
Fee, 5-bed HMO£1,360£1360 base + £41/unit over 6
- Where it applies
- National scheme
- Which properties
- HMOs occupied by five or more people forming two or more households who share facilities such as a kitchen or bathroom (mandatory HMO licensing, Housing Act 2004 Part 2; includes purpose-built flats where up to two flats in the block and one or both are occupied by 5+ persons in 2+ households)
The published fee schedule
- Base fee
- £1,360
- Base fee, paid in two parts
- £245 on application, then £1,115 when the licence is granted
- Size charge
- £41.50 per unit above 6
- Renewal
- £1,255
- Licence term
- Up to 5 years
- Fee schedule dated
- September 2025
Other charges
- Additional room fee (HMOs letting 7 or more rooms), per additional letting room - new application (also encoded as per_unit): £41.50
- Renewal application fee (Part 1), if made at least 28 days before expiry and conditions met: £245
- Renewal licence issue fee (Part 2), if application successful: £1,010
- Renewal additional room fee (7 or more rooms), per additional letting room (capped at £200): £21
- Renewal additional room fee cap: £200
Additional HMO licensing No scheme
Selective licensing No scheme
Article 4 and HMO planning permission in Cotswold None in force
No HMO Article 4 direction is in force in Cotswold, so converting a house into a small HMO occupied by no more than six residents (use class C4) is normally permitted development and does not need planning permission on those grounds. An HMO for seven or more residents falls outside class C4 and needs permission anyway.
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 Cotswold multiplies the exposure rather than capping it.
The letting market in Cotswold
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£667 pcmFrom 48 room listings in Cotswold.
- Median whole-property rent£1,463 pcmFrom 66 whole-property listings.
- Typical 4-bed rent£2,289 pcmThe comparison a room-by-room let is measured against.
- HMO income premium+46%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£422,000Across 305 sales in 2026, all property types, HM Land Registry.
- Gross yield, whole let4.2%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 HMO9.5%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£43,312Mean of net small-area median incomes around the council's main listing areas, not a council-wide median.
- Postcodes with flood exposure8.1%299 of 3,696 indexed postcodes.
- Postcodes in Flood Zone 3141 (3.8%)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.
Postcode districts in Cotswold
Licensing, Article 4 and the fee all turn on the exact address, because a designated area rarely follows the council boundary. LetLens holds 3,696 Cotswold 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 Cotswold?
Mandatory HMO licensing applies across England, so a property in Cotswold let to five or more people forming two or more households, who share a kitchen, bathroom or toilet, needs a licence. Cotswold runs no additional or selective licensing scheme of its own, so smaller shared houses and ordinary rentals do not need a council licence here.
How much does an HMO licence cost in Cotswold?
£1,360 for a five-bedroom, five-person HMO under the mandatory scheme, from the council's published fee schedule. Fee basis: £1360 base + £41/unit over 6. Larger or smaller properties, and any additional or selective scheme, are priced separately.
Is there an Article 4 direction in Cotswold?
No HMO Article 4 direction is in force in Cotswold, so converting a house into a small HMO occupied by no more than six residents (use class C4) is normally permitted development and does not need planning permission on those grounds. An HMO for seven or more residents falls outside class C4 and needs permission anyway.
What is the penalty for letting an unlicensed property in Cotswold?
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.
About Cotswold
Cotswold is a local housing authority in South West, with a population of about 90,000 and 3,696 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 Cotswold
Cotswold licensing team · [email protected] · 01285 623000