HMO licence condition works across Bristol

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. In Bristol we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: England
Pricing region: South West
Postcode areas: BS
Main towns: Bristol

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

Item-by-item price against the council’s list
Fire safety, amenity and repair works
Certificates and photos for each item
A completion letter for your licence file
Advice on items that need a specialist
Liaison with you before the council revisits

Which rules apply in Bristol?

Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.
Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.

Bristol City Council: local HMO schemes

Article 4 (HMO)	In force in part of the council area C3-C4 directions in Lawrence Hill, Ashley, Cabot, Cotham, Clifton East (11 Dec 2011); Clifton West, Redland (21 Oct 2012); Avonmouth Village and North/South/East Bristol areas (29 Jun 2020). New directions for parts of Brislington, Frome Vale, Purdown, Southmead & Horfield, St George and Westbury Park take effect 1 Jan 2027.
Additional licensing	In force across the council area City-wide additional licensing (3-4 sharers) from 6 Aug 2024 to 5 Aug 2029.
Selective licensing	In force in part of the council area Bishopston & Ashley Down, Cotham and Easton from 6 Aug 2024 (to 5 Aug 2029); Bedminster and Brislington West 6 Apr 2022-5 Apr 2027.

Schemes change. Check the council’s current pages for the exact address in Bristol before you buy or start work. Source: Bristol City Council HMO licensing page, checked 2026-10-31.

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

Regional adjustment for South West. 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	£1,550 – £5,200	house
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£830 – £2,100	house
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted	£300 – £600	£310 – £620	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 Bristol

Bristol

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

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.

Can you meet a council deadline?

In most cases, yes, if we see the list early. Send it to us as soon as you get it and we will tell you straight away if a deadline looks tight.

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

Yes, across the whole of Bristol, including Bristol.

Who licenses HMOs in Bristol?

HMOs in Bristol 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 Bristol