This is some helpful information I obtained from a Council’s web site regarding planning permission (also referred to as change of use) that is required for HMO’s. It has changed twice in 2010 so alot of people are confused.

In addition alot of customers get confused with planning persmission/change of use and a HMO licence. The two are different are explained below:

HMO licences – Are concerned with health and safety (Fire alarms, fire doors) of a property and also the facilities that are required (kitchens and bathrooms). We have a separate article on this and the guide “HMO’s a quick guide for landlords” gives a good overview of licences. The officers at the council that deal with this are normally the ones in charge of the environment and health/safety.

Planning Permission/change of use – This is concerned with such things as the density of HMO’s (how many are in a given area) and concerns such a parking requirements for residents. The planning dept at the councils deal with this subject.

During 2010 a change was made which required all new HMO’s to require planning permission. The was alot of complexity connected with this change it but it was changed in Oct 2010 by the new government and the current situation is:

• a single dwelling house has a C3 planning class including those houses occupied and let to a single person or family
• A new class C4 now exists for shared houses between 3 and 6 occupants
• There are permitted development rights to change for C3 to C4 and therefore planning permission is not required to change the use of a dwelling-house to an HMO for up to 6 residents
• a planning application is not required to change a small HMO (up to 6 residents) to a dwelling house
• a planning application is required to change any property to an HMO for more than 6
• a planning application is required to change a large HMO (more than 6 residents) to any other use

Councils can apply for powers to change the above criteria so it is always best to speak to the local council to see if the above points have been implemented or change

The guys at www.spareroom.co.uk have recently updated their excellent guide to HMO’s for landlords.

This is a short but very accurate overview of what a HMO is and also the important factors you need to consider when buying or running a HMO. 

You can download it for free by clicking on this link HMO A guide for landlords

The report is is pdf format and is very small in size so very easy to download. If you have any question on HMO’s or HMO finance and mortgage, please contact us for a free assessment