Converting a property into a House in Multiple Occupation (HMO) can be a lucrative investment, but understanding the planning requirements is crucial to avoid costly mistakes and legal issues.
What is an HMO?
An HMO is typically defined as a property rented by at least three people who are not from the same household (family), but share facilities like bathrooms and kitchens. Larger HMOs (housing 5+ unrelated people) typically require mandatory licensing.
Planning Permission Requirements
Whether you need planning permission for an HMO depends on several factors:
Small HMOs (3-6 unrelated occupants)
Traditionally, converting a dwelling house (C3 use class) to a small HMO (C4 use class) fell under ‘permitted development rights,’ meaning no planning permission was required. However, many local authorities have now implemented Article 4 Directions that remove these rights.
Article 4 Directions
If your property is in an area covered by an Article 4 Direction, you will need to apply for planning permission even for small HMOs. These directions are typically implemented in:
- Areas with high student populations
- Locations with existing high concentrations of HMOs
- Neighborhoods where there are concerns about the impact of HMOs
For comprehensive information on navigating these regulations, visit our HMO planning permission guide.
Large HMOs (7+ unrelated occupants)
For larger HMOs housing seven or more unrelated individuals, planning permission is always required, regardless of location. These fall under ‘sui generis’ use (in a class of their own).
Building Regulation Compliance
Beyond planning permission, HMOs must comply with building regulations. Professional building regulation drawings are essential to demonstrate compliance with:
- Fire safety requirements and escape routes
- Sound insulation between units
- Ventilation systems
- Thermal performance standards
- Structural alterations
- Sanitary facilities and drainage
How to Check if You Need Permission
- Contact your local planning authority to determine if your property is in an Article 4 area
- Check if your proposed HMO exceeds the threshold for permitted development
- Verify if there are any specific local policies
- Consult with professionals who specialize in HMO conversions
Next Steps
If planning permission is required for your HMO, working with experienced professionals can significantly increase your chances of approval. Professional documentation ensures your proposal meets all technical requirements and demonstrates your commitment to creating safe, compliant housing.
Remember that failing to obtain necessary permissions can result in enforcement action, fines, or being required to return the property to its original use. Taking the time to understand and comply with regulations from the outset protects your investment for the long term.
Next Steps
Next StepsTaking the time to understand and comply with regulations from the outset protects your investment for the long term.
If planning permission is required for your HMO, working with experienced professionals can significantly increase your chances of approval. Professional documentation ensures your proposal meets all technical requirements and demonstrates your commitment to creating safe, compliant housing.
Remember that failing to obtain necessary permissions can result in to enforcement action, fines, or being required to return the property to its original use. Taking the time to understand and comply with regulations from the outset protects your investment for the long term.
