HMO licence condition works across Bedfordshire

In short: Licence condition works are the jobs a council asks for before or after granting an HMO licence: things like extra detection, fire doors, a second bathroom, kitchen changes or repairs. Across Bedfordshire, the work is planned around England’s HMO rules and the standards the local council publishes.

Nation: England
Pricing region: East of England
Postcode areas: MK, LU, SG, NN
Main towns: Luton, Bedford, Dunstable, Leighton Buzzard, Ampthill

What does licence condition and schedule-of-works in Bedfordshire involve?

Certificates and photos for each item
Fire safety, amenity and repair works
Item-by-item price against the council’s list
Liaison with you before the council revisits
Advice on items that need a specialist
Follow-up works after re-inspection

Which rules apply in Bedfordshire?

Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
Councils can fine up to £7,000 where a Category 1 hazard is not removed when it reasonably could have been.
Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.

Councils in England can add additional licensing and Article 4 directions on top of the national rules. Check the council’s website for the exact address before you buy or start work.

How much does licence condition and schedule-of-works cost in Bedfordshire?

Regional adjustment for East of England. Planning budgets: see our prices page.
Item	UK typical	Local guide	Per
Typical allowance for minor amenity and repair items on a council list (our estimate)	£1,500 – £5,000	£1,600 – £5,300	house
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£850 – £2,100	house
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted	£300 – £600	£320 – £640	door
EICR, 5+ bedroom house	£150 – £400	£160 – £420	inspection

Typical time on site: Set by the council’s deadline. For a figure for your house, try the guide-price tool.

Licence condition and schedule-of-works by town in Bedfordshire

Questions about licence condition and schedule-of-works in Bedfordshire

Can you help with an improvement notice?

Yes. We carry out the works listed in the notice and give you evidence of completion. Legal questions about the notice are for your adviser.

Do you deal with the council for me?

We give you the evidence and can talk the council through the works if you want. The licence and any correspondence stay in your name.

Do you carry out licence condition and schedule-of-works across Bedfordshire?

Yes, across the whole of Bedfordshire, including Luton, Bedford, Dunstable.

Who licenses HMOs in Bedfordshire?

HMOs in Bedfordshire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.

Licence condition and schedule-of-works across Bedfordshire

What does licence condition and schedule-of-works in Bedfordshire involve?

Which rules apply in Bedfordshire?

How much does licence condition and schedule-of-works cost in Bedfordshire?

Licence condition and schedule-of-works by town in Bedfordshire

Questions about licence condition and schedule-of-works in Bedfordshire

Other HMO services in Bedfordshire

Planning HMO works?