If you’re considering turning your property into a House in Multiple Occupation (HMO), obtaining the correct consent is essential. An HMO, defined as a property rented out by at least three people from different households sharing facilities like the bathroom or kitchen, requires specific planning permission and licensing. This guide will walk you through the essentials of securing consent for an HMO in the UK, from understanding the requirements to completing your application.

Understanding HMO Consent Requirements

The first step to converting a property to an HMO is understanding the difference between licensing and planning permission:

1. Licensing – This is mandatory for properties meeting the HMO criteria. Larger HMOs (typically those with five or more tenants) must have a mandatory HMO license.
2. Planning Permission – In many cases, HMO conversion also requires planning permission, especially if the property is changing from a single dwelling to multiple units. This is referred to as “sui generis” planning use. Some councils have Article 4 Directions in place, requiring planning permission for even smaller HMOs.

Both requirements can vary by council, so checking with your local authority is vital.

Step-by-Step Guide to Securing HMO Consent

Step 1: Research Local Authority Regulations

Each council in the UK may have specific requirements for HMO conversions. Many councils have additional rules under Article 4 Directions that require planning permission for smaller HMOs. Visit your council’s website or contact the planning department to clarify whether you need both a license and planning permission.

Step 2: Ensure the Property Meets HMO Standards

Before applying for consent, ensure your property meets the necessary health, safety, and space standards, including:

• Adequate kitchen and bathroom facilities for the number of tenants
• Sufficient fire safety measures, such as fire doors, smoke alarms, and emergency lighting
• Compliance with electrical and gas safety standards

These standards protect both the tenants and the landlord, ensuring a safe and habitable environment.

Step 3: Apply for HMO Planning Permission (If Required)

If your council requires planning permission, you’ll need to submit a detailed application, which typically includes:

Floor plans – Showing layout changes and space allocations.

Compliance with regulations – Documented measures for fire safety, access, and room size.

Parking considerations – Evidence that the property can accommodate parking or that public transport options are sufficient.

The planning department will review the application to ensure the proposed HMO aligns with local policies and doesn’t negatively impact the neighbourhood.

Step 4: Submit the HMO Licence Application

Alongside planning permission, you’ll need to apply for an HMO license. The license application process involves:

• Filling out an application form on the council’s website
• Paying a fee, which varies by council and often depends on the property size
• Providing necessary documentation, such as gas and electrical safety certificates, proof of fire safety measures, and details of the property’s management arrangements

Step 5: Prepare for an Inspection

Most councils will require a property inspection as part of the licensing process. An inspector will assess the property to confirm it meets the required standards, including:

• Room sizes and occupant limits
• Fire safety measures, including alarm systems and fire doors
• Kitchen and bathroom facilities in line with HMO requirements

Make sure any issues are addressed beforehand to avoid delays in obtaining your license.

Step 6: Await Approval and Address Any Feedback

The council may provide feedback or request additional changes to meet all HMO standards. Ensure you respond promptly to these requests and make any adjustments necessary to secure consent.

Step 7: Renewal and Compliance

HMO licenses typically last for five years, after which they need to be renewed. During this time, landlords are responsible for ensuring the property remains compliant with all health, safety, and occupancy standards. Failure to maintain standards can lead to fines or revocation of the license.

Common HMO Consent Pitfalls and How to Avoid Them

While the process of obtaining HMO consent is straightforward, there are common mistakes landlords make, including:

• Overlooking tenant limit rules – Each HMO license specifies maximum occupant numbers, so it’s important not to exceed this.
• Neglecting property standards – Ensuring your property meets all HMO standards before applying can prevent costly modifications later.
• Assuming a small HMO doesn’t require planning permission – Article 4 Directions mean that even small HMOs often need planning consent.

Conclusion: Securing HMO Consent

Obtaining consent for an HMO in the UK involves careful planning and attention to local regulations. By understanding the requirements and preparing thoroughly, landlords can navigate the process smoothly, ensuring their property meets all HMO standards. Remember to regularly check with your council for updates on HMO rules and be proactive in maintaining compliance to avoid penalties. With the right approach, turning your property into a successful HMO can be a rewarding investment.

Further Reading