If you're considering investing in a House in Multiple Occupation (HMO), understanding planning permission requirements is crucial to avoid costly mistakes. Many landlords wonder what is an HMO property and whether they need special permissions to operate one legally. An HMO is a property rented to three or more tenants who form more than one household and share facilities like kitchens and bathrooms. While HMOs can offer excellent rental yields, navigating the planning permission landscape is essential before converting any property into this type of rental accommodation.

Understanding HMO Planning Permission

Planning permission for HMOs depends on several factors, including the size of the property, the number of occupants, and your local council's specific regulations. In England, properties are classified under different "use classes" for planning purposes. A standard family home falls under Class C3, while smaller HMOs (3-6 people) are classified as Class C4. Larger HMOs with seven or more occupants fall under Sui Generis, which requires planning permission in almost all cases.

When You Need Planning Permission

Converting to a Small HMO (C4)

In many areas, you can convert a C3 family home into a small HMO (C4) without planning permission, thanks to permitted development rights. However, this isn't universal. Some councils have implemented Article 4 directions that remove these permitted development rights in specific areas. These directions are typically used in neighborhoods where councils want to control HMO concentration and maintain community balance.

Converting to a Large HMO (Sui Generis)

If you plan to house seven or more unrelated tenants, you'll almost certainly need planning permission. This applies regardless of whether your local authority has an Article 4 direction in place. Large HMOs are considered a distinct use class that requires formal planning approval.

Building Extensions or Alterations

Even if your HMO doesn't require planning permission for change of use, significant structural alterations, extensions, or conversions might require separate planning approval. This includes loft conversions, rear extensions, or changes to the property's external appearance.

How to Check Your Requirements

Start by contacting your local planning authority. Each council maintains records of Article 4 directions and can advise whether your specific property requires planning permission. You should also check:

  • Your local council's planning portal
  • The property's existing use class
  • Any conservation area restrictions
  • Local planning policies regarding HMO concentration

The Application Process

If planning permission is required, you'll need to submit a formal application to your local planning authority. This process typically involves:

  • Completing detailed application forms
  • Providing floor plans and site location plans
  • Paying application fees (usually £462 for change of use applications)
  • Allowing for neighbor consultation periods
  • Waiting 8-12 weeks for a decision

Expert Guidance Matters

Successfully navigating HMO planning permission requires expertise and local knowledge. Whether you're converting your first property or expanding an existing portfolio, professional guidance can save time, money, and stress. Bluerock Developments specializes in HMO conversions and can provide expert advice on planning permission requirements, helping you achieve compliance while maximizing your property's potential.

FAQs

Q: How long does Article 4 direction planning permission take? 

A: Standard planning applications typically take 8-12 weeks to process. However, if your application is complex or receives objections from neighbors, it may take longer. It's advisable to factor in at least three months when planning your project timeline.

Q: Can I appeal if my HMO planning permission is refused? 

A: Yes, you have the right to appeal a planning refusal within six months of the decision. The appeal is reviewed by the Planning Inspectorate, an independent body. However, appeals can take 6-12 months to resolve, so it's better to ensure your initial application is strong.

Q: Do I need both planning permission and an HMO license? 

A: These are separate requirements. Planning permission relates to the use of the property, while HMO licensing ensures the property meets safety and management standards. You may need one, both, or neither depending on your property and location. Always check with your local council for both requirements.