HMO LICENSING · BATH · GUIDE
How much does an HMO licence cost in Bath?
Bath and North East Somerset Council’s fees, the £50 discount, the documents you need and when to apply.
How much does an HMO licence cost in Bath?
A new HMO licence from Bath and North East Somerset Council costs £1,025. A renewal costs £925. You can pay in full when you apply, or in two parts: £620 with the online application and the balance once the licence is approved. A licence usually lasts five years, though the council can set a shorter period. Fees can change, so check the council’s apply and renew pages before you pay.
| Licence | Total | Part 1 (with the application) | Part 2 (after approval) |
|---|---|---|---|
| New HMO licence | £1,025 | £620 | £405 |
| Renewal | £925 | £620 | £305 |
Source: Bath and North East Somerset Council, ‘Apply for an HMO licence’ and ‘Renew an HMO licence’ pages, read 13 November 2026.
Which Bath HMOs need a licence?
Only one HMO licensing scheme is running in Bath and North East Somerset: mandatory licensing. It covers the whole council area and applies when five or more people, forming more than one household, share a toilet, bathroom or kitchen. A flat in a purpose-built block of three or more self-contained flats is exempt. The additional licensing scheme for smaller HMOs of three or four people ended on 31 December 2023, and the council says any new scheme would need a consultation first. That is different from Bristol, where three or four sharers need a licence citywide. Planning rules are separate again, and Bath has a city-wide Article 4 Direction: see the Bath page.
Is there a discount on the Bath HMO licence fee?
Yes, £50. The council gives it when the complete application is made online with all valid supporting documents, and the licence holder and any managers agree to receive their documents by email. The council also charges £50 if an officer can’t get into the property for a booked inspection. Its published charging policy says part of the first payment can be refunded if an application is withdrawn or refused before the inspection, so ask the council for the current figure if that applies to you.
When should I apply or renew?
Not too early. The council says not to apply more than one month before a property becomes licensable, and that a renewal can be made up to a month before the existing licence runs out, not earlier. Apply too early and you only get a partial refund. You need an Idox ID to start the online form. After you submit, you get a confirmation email with a DSFX reference and a PDF copy: keep both as proof. The council aims to contact you within 10 working days.
What documents do I need to apply?
The council’s apply page lists the documents below. A floor plan is required with every new application, and it must show the fire precautions already in the property, such as the fire blanket, fire doors and heat and smoke detectors. On a renewal you only need a new plan if the layout has changed or you are asking for a variation.
| Document | Detail |
|---|---|
| Floor plan | New applications. Shows existing fire precautions. |
| Basic DBS certificate | For each proposed licence holder, and any separate manager, dated within 3 years |
| Fit and proper person declaration | For each proposed licence holder and any separate manager |
| Gas safety certificate | Current |
| Electrical Installation Condition Report | Satisfactory, dated within 5 years |
| Energy Performance Certificate | Current |
| Ownership details | Owners, mortgages, freeholders, leaseholders and any charges on the property |
Source: Bath and North East Somerset Council, ‘Apply for an HMO licence’ page, read 13 November 2026.
Do I need a fire risk assessment for a Bath HMO licence?
The apply page doesn’t list one as an upload, but the council’s HMO licensing standards (August 2026) say a fire risk assessment is mandatory under the licensing conditions and must be carried out by a competent person. The council’s new HMO checklist also asks for a fire alarm test certificate dated within the last 6 months, with a logbook, and an emergency lighting test certificate within 12 months where lighting is fitted. The licence fee pays for the council’s work, not for any of this. For the alarm grades and fire door rules by number of storeys, see the Bath page. For the cost of an assessment, see our cost guide, which gives typical published prices, not a quote.
Sources: B&NES ‘Standards for Licensed Houses in Multiple Occupation 2026’ (published 28 August 2026) and ‘New HMO checklist’, read 13 November 2026.
Frequently asked questions
How long does a Bath HMO licence last?
Usually five years. The council says it can set a shorter period where it thinks that is appropriate.
My Bath house has three or four sharers. Do I need a licence?
Not at the moment. Bath’s additional licensing scheme for three or four sharers ended on 31 December 2023. You still need to meet the HMO management regulations and the rented-home safety rules, and planning permission may be needed under the city-wide Article 4 Direction.
Do I have to pay the whole fee up front?
No. You can pay £620 with the online application and the balance after approval, or pay the full amount when you apply.
Is the Bath fee the same as Bristol’s?
No. They are different councils. Bath’s new licence is £1,025, while Bristol’s first citywide Additional licence is £1,861. See what an HMO licence costs in Bristol.
What happens if I don’t license an HMO that needs one?
Operating an unlicensed HMO is a criminal offence. The council can prosecute, with an unlimited fine, or issue a civil penalty instead.
ENQUIRY
Tell us about your Bath HMO.
HMOs and shared houses across Bath and Bristol: share a few details and we’ll get back to you about an assessment.
Or call 0117 463 7863.
Or email hello@fire-risk-assessment-bristol.co.uk.
BRISTOL & BATH