Landlord Licensing: What You Need to Know in Bristol & Weston-Super-Mare

Landlord Licensing: What You Need to Know in Bristol & Weston-Super-Mare

If you let property in Bristol or the wider North Somerset region (including Weston-Super-Mare), it’s vital to understand when a licence is required and what the consequences are if you don’t obtain one. Recent high-profile cases have shown that even experienced landlords can overlook these rules - and the penalties can be significant.

Why licensing matters

Local authorities use licensing to ensure privately rented homes meet safe, effective management standards. If you fail to hold the correct licence, you risk:

• Financial penalties (in many cases up to £30,000 or more). Bristol City Council+3Somerset Council+3Bristol City Council+3

• A requirement to repay up to 12 months’ rent (via a Rent Repayment Order) because of the breach. Somerset Council+1

• Being restricted from serving usual notices for eviction (which can hamper your control of the tenancy). North Somerset Council+1

• Damage to your reputation and extra scrutiny from the local authority.

A recent case (which attracted national media attention) saw a landlord unintentionally let a property without the correct licence - underlining that the obligation rests with the landlord, not just with any letting agent.

Recent landlord licence controversy

The Guardian

Rachel Reeves admits breaking rules by renting out her house without a licence

7 days ago

Reuters

UK PM Starmer rejects calls for investigation into Reeves' house rental error

7 days ago

Financial Times

Rachel Reeves admits breaking housing rules while renting out family home

7 days ago

Licence requirements in Bristol

The Bristol City Council website sets out three main types of property licence: mandatory HMO licences, additional HMO licences and selective licences. Bristol City Council+1

• Mandatory HMO licence: Required when a property is a House in Multiple Occupation (HMO) - defined as five or more people, from at least two households, sharing toilets, bathrooms or kitchens. Bristol City Council+1

• Additional HMO licence: Applies to properties with three or four people from two or more households (in certain areas) from 6 August 2024 under Bristol’s scheme. Bristol City Council+1

• Selective licence: Applies to private rented properties (not HMOs) within designated areas of the city - for example certain wards in Bristol where the council has introduced selective licensing.

If your property falls into one of those categories you must apply, pay the fee and comply with the conditions set by the council. For example, in Bristol you can check if you need a licence and apply via the council link. Bristol City Council+1

Licence requirements in North Somerset / Weston-Super-Mare

In the surrounding area of North Somerset (which includes Weston-Super-Mare) the regulations follow a similar framework for HMOs. The North Somerset Council website confirms that if you let a property to five or more persons, from more than one household, sharing amenities, it will usually require an HMO licence. North Somerset Council

If you’re letting a typical 1-2 person household property outside the HMO definition in North Somerset, you may not need a licence - unless the local authority introduces a selective licensing scheme (which as of now may or may not apply). However, always check the local authority website to be sure.

Deadlines, deadlines, deadlines

In Bristol, the new licensing schemes took effect on 6 August 2024 for many properties, so landlords should already be compliant. 
In North Somerset, landlords letting larger HMOs must ensure they are already licensed. The risk of non-compliance is real: the local authority can prosecute or impose civil penalties. Somerset Council

What to check for your property

As a landlord you should ask:

• Is my property defined as an HMO under this local authority (e.g., five persons, more than one household, shared facilities)?

• Does my ward fall under a selective licensing scheme (in Bristol, certain wards are designated)?

• Have I submitted my application and paid the correct fee?

• Am I fulfilling the licence conditions (fire safety, room size, amenities, management arrangements) that the licence scheme requires? Bristol City Council+1

• Do I keep evidence of compliance (inspections, certificates, management records)?

Consequences of failing to hold a valid licence

Failing to obtain the required licence is not a mere oversight. Local authorities have strong enforcement powers:

• They may issue civil penalties of up to £30,000 (or unlimited fines when prosecuted) for unlicensed HMOs. North Somerset Council

• They may issue Rent Repayment Orders (RROs) requiring you to repay rent to tenants if you were operating without a licence. Wikipedia+1

• If you let to tenants without the correct licence you may also be restricted in your ability to regain possession under standard tenancy law.

Best practice for landlords in Bristol & Weston-Super-Mare

• Always check the local authority website for licence requirements and area designations.

• If you are letting an HMO (five or more occupants, more than one household), assume a licence is required until proven otherwise.

• In Bristol, if you are letting to 3-4 sharers from more than one household, check whether the additional HMO licence applies.

• For non-HMO properties in designated selective licence zones, check whether you must apply for a selective licence.

• If you move property or change how the property is used (e.g., converting to HMO), treat this as a potential trigger requiring a licence.

• Keep documentation of all licences, payments, inspections and compliance checks - audit readiness is key.

• Understand your risk: even if you have a small number of tenants, you may still fall into the scheme.

• If in doubt, seek professional advice or approach your letting agent for support.

Final thought

If you let property in Bristol or Weston-Super-Mare, approaching licensing proactively is essential. The recent publicised case of a high-profile landlord failing to secure the correct licence is a reminder that the rules apply to all landlords, regardless of size or profile.

Getting your licence status right isn’t just about ticking a box - it’s about protecting your investment, avoiding stress and penalties, and providing a safe and well-managed home for your tenants.

Useful Links

• Bristol City Council: Check if you need a property licence and apply - https://www.bristol.gov.uk/business/licences-and-permits/property-licences/check-if-you-need-a-property-licence-and-apply Bristol City Council

• Bristol City Council: Types of property licence (mandatory HMO, additional HMO, selective) - https://www.bristol.gov.uk/business/licences-and-permits/property-licences/types-of-licence Bristol City Council

• North Somerset Council: HMO licensing – what you need to know - https://n-somerset.gov.uk/my-services/housing/help-landlords-letting-out-homes/houses-multiple-occupation-hmo-licensing North Somerset Council