Securing planning permission for a House in Multiple Occupation (HMO) is a key step for UK property investors and landlords looking to rent out properties to multiple tenants. But is HMO planning permission hard to obtain? The answer depends on several factors, including property location, local council policies, and property specifications. In this article, we’ll break down the requirements and challenges and offer tips on how to improve your chances of getting approved.

What is HMO Planning Permission?

In the UK, a property is classified as an HMO if it’s rented by at least three tenants from different households who share common facilities, such as a kitchen or bathroom. Planning permission becomes necessary when converting a residential property into an HMO with multiple occupants, especially if the property has more than six tenants or is located in an Article 4 area, where councils require planning permission for smaller HMOs as well.

Why Do You Need HMO Planning Permission?

HMO planning permission is essential because local councils regulate property use to ensure safety, local amenity, and balanced communities. Without it, you may face enforcement action, penalties, and potential difficulties with tenants or mortgage lenders. For property investors, obtaining the proper permissions is crucial for protecting your investment and ensuring long-term profitability.

Is HMO Planning Permission Hard to Obtain in the UK?

The difficulty of obtaining HMO planning permission varies across the UK, influenced by factors like location, local council policies, and the property’s suitability for HMO use. Below are some key considerations that can make the process challenging:

1. Location and Article 4 Directions

Some areas have stricter controls due to “Article 4 Directions,” which remove permitted development rights, meaning even smaller HMOs need planning permission. This is common in university towns or cities with high student populations, like Oxford, Manchester, and Bristol, where councils aim to control the concentration of HMOs to maintain community balance. In Article 4 areas, getting planning permission for an HMO can be more complex and time-consuming due to additional scrutiny.

2. Meeting Licensing and Safety Standards

HMO properties must meet certain standards for fire safety, amenities, and room sizes to protect tenant welfare. Councils often check these conditions rigorously, so failing to comply can delay or hinder your application. Ensure your property meets the standards for fire doors, alarms, and emergency lighting, as these are often mandatory.

3. Neighbourhood Concerns and Objections

Local residents may sometimes object to new HMOs, fearing potential noise, increased traffic, or a change in the neighbourhood’s character. Councils consider these objections during the planning review, and significant opposition could impact your chances. Engaging with the community early on and addressing concerns can be a proactive way to mitigate objections.

5. Availability of Parking and Impact on Local Infrastructure

Many councils review the impact of new HMOs on local infrastructure, especially parking. If the property lacks adequate parking or could exacerbate local traffic congestion, the council may require you to address these issues before granting permission. In urban areas with limited parking, consider offering solutions such as cycle storage or promoting public transport use.

HMO Safety Certificates

Tips to Improve Your Chances of Getting HMO Planning Permission

Despite the challenges, obtaining HMO planning permission isn’t impossible. Here are some actionable steps to enhance your application’s success:

1. Understand Your Local Council’s Requirements

Familiarise yourself with your council’s specific requirements and policies for HMOs. Councils often publish guidelines online, including expectations for room sizes, fire safety, and waste disposal. Tailoring your property to meet these requirements in advance can significantly streamline the application process.

2. Work with a Planning Consultant

An experienced planning consultant understands the nuances of local planning policies and can help prepare a strong application. They can also advise on any potential objections or requirements specific to your property’s location. Their expertise can be invaluable, especially if you’re new to HMO investments or facing complex Article 4 restrictions.

3. Address Potential Objections Proactively

Reach out to neighbours or community groups to discuss your plans and address concerns they may have about increased noise, traffic, or parking. Demonstrating your commitment to being a responsible landlord can foster goodwill and potentially reduce objections, making the council’s decision process smoother.

4. Ensure Your Property Meets Licensing and Safety Standards

Many councils check compliance with HMO standards during the planning process. Invest in essential safety upgrades, including fire doors, alarms, and escape routes, to demonstrate a commitment to tenant safety. A well-maintained and compliant property reflects positively on your application.

5. Consider Alternative Property Locations

If you’re flexible on location, consider investing in areas without Article 4 restrictions, where obtaining HMO planning permission may be more straightforward. While this may mean considering properties in less central areas, it could save significant time and cost in the planning process.

In Closing: Is HMO Planning Permission Hard to Obtain?

Obtaining HMO planning permission in the UK can be challenging, especially in areas with strict Article 4 Directions or high community concerns. However, with careful planning, preparation, and a proactive approach, landlords and investors can navigate the process successfully.

If you’re prepared to invest in meeting local requirements, engage positively with the community, and seek professional guidance, the challenges of HMO planning permission can be managed effectively. Ensuring compliance not only protects your investment but also contributes to creating safe, sustainable, and well-integrated rental properties across the UK.

By following these steps, you’ll be well-prepared to approach HMO planning permission with confidence, positioning your property to meet both regulatory standards and tenant needs.

Further Reading