Change of Use planning applications are subject to specific planning regulations and guidelines in the UK. Numerous new HMO regulations are being launched on a daily basis, each accompanied by a new set of requirements. However, we’ll support you every step of the way with our vast expertise and guidance.

HMO Conversions (C4 Use Class) has its own set of rules and requirements depending on each council, which must be considered before embarking on an HMO conversion project. The most common planning applications are C3 to C4 Conversion; from single dwellinghouse to HMO. Homz is your one-stop planning consultancy solution partner for all types of planning consents and licenses for HMOs in the UK.

Every council has different policies for HMO planning applications. If your property is in a Conservation Area or your council operates Article 4 then your permitted development rights are removed concerning conversions to houses in multiple occupation. It’s best if you check the prerequisites before you invest, contact us to get professional advice.

Moreover, depending on the planning background and size of your HMO you might require some kind of planning permission. Our Town Planners are here to provide you Pre-Planning Advice on whether you need planning permission and the likelihood of success of your application. or not. Feel free to Contact Us with your enquiries and our expert team will get in touch with a FREE No Obligation Chat regarding your application.

We’ll Guide You Through the Planning Process with Our Proven Track Record and Expertise

In planning terms, an HMO is a dwelling (house or flat) that is occupied by a certain number of unrelated individuals who share one or more basic amenities such as a kitchen or bathroom. They are commonly known as shared houses. Please note that certain properties are not classified as HMOs under national legislation, such as those managed by Registered Social Landlords. The Town and Country Planning (Use Classes) Order 1987 (as amended) classifies HMOs as:

• Small HMOs – Use Class C4 – accommodating between 3 and 6 unrelated individuals, forming more than 1 household or;
• Large HMOs – Sui Generis – accommodating 7 or more unrelated individuals.

A change of use to an HMO (large or small) from other uses such as a shop or office, or vice versa, will require planning permission. Some houses in multiple occupations will require planning permission and/or an HMO property licence. This will depend on their size and the number of people that live there. HMOs are defined differently between housing and planning regulations, so you need to make sure you understand these differences.

The Common Pitfalls of HMO Applications

We have explained in our article “10 Critical Reasons Your HMO Conversion Planning Permission Could Be Rejected” the most common pitfalls of HMO in detail. Your HMO investment needs to comply with the UK’s national Housing Standards to ensure the minimum bedroom, communal area, kitchen and bathroom sizes and numbers. While HMO space standards need to meet the regulations; it’s evident that more rooms will be more profitable for your HMO investment. Our skilled architects will make the best use of your layout with the right HMO room sizes. Are you converting a 2-bedroom house to a 3-bedroom HMO or 3 3-bedroom house to 4 or more bedrooms; we worked on all scenarios and layouts!

Investing in an HMO property can be a lucrative opportunity, but getting planning permission is a crucial step that can make or break your investment. If your HMO proposal is rejected, it can lead to financial losses and disrupt your investment plans. That’s why it’s essential to consider all the prerequisites required by your local planning authority (LPA). Get in touch with us to get our architects and town planners can help you avoid unnecessary setbacks. 

HMO Licensing

Licensing HMOs helps make sure that accommodation is safe, well-managed and of good quality. However, not all HMOs need a licence – it’s usually only “large HMOs” in England or Wales that do. A property is defined as a “large HMO” – and must be licensed – if all of the following apply:

• It’s rented to 5 or more people who form more than one household
• Some (or all) tenants share toilet, bathroom or kitchen facilities
• At least one tenant pays rent (or their employer pays it for them)

There are cases where smaller HMOs rented to fewer tenants will need a licence, depending on the area – it’s best if your Planning Consultant checks with your local council. Contact us to get professional advice.

There are 3 Types of HMO Licensing:

1. Mandatory licensing of large HMOs

This applies to large HMOs as described above – where there are five or more occupants in the property, forming more than one household. These HMOs must follow the national minimum sizes for rooms used as sleeping accommodations, and landlords are required to follow council refuse schemes.

2. Additional Licensing

This is when a council imposes a policy that requires other sizes of HMOs to be licensed (like smaller HMOs with fewer tenants). Councils are entitled to bring in new rules at any time, and can ask for all HMOs to be licensed.

3. Selective Licensing

Selective licensing is a local scheme that can affect all rental properties in the area, determined by the borough, regardless of their size, number of storeys, or number of occupants.