How to Get Planning Permission for an HMO: A Step-by-Step Guide

Obtaining planning permission for a House in Multiple Occupation (HMO) typically involves several steps and compliance with specific local and national regulations.

Here's how to go about it:

1. Understand HMO Classification

• HMOs are properties rented out by three or more unrelated people who share facilities such as a kitchen or bathroom.

• Small HMOs (up to 6 occupants) usually fall under Class C4.

• Larger HMOs (7 or more occupants) require Sui Generis planning permission.

  
  

2. Check Local Planning Policies

• Some councils have implemented Article 4 Directions, removing permitted development rights for small HMOs. In such areas, even converting a property for 3-6 occupants may require planning permission.

• Consult your local council’s planning department to understand the specific requirements in your area.

  
  

3. Assess the Property

• Ensure the property can meet the necessary safety and space standards for an HMO, including fire safety, room sizes, and facilities like kitchens and bathrooms.

• Structural changes may require building regulations approval in addition to planning permission.

  
  

4. Submit a Planning Application

• If planning permission is required:

  1. Submit a Change of Use application (to Class C4 or Sui Generis).

  2. Provide supporting documents like:

     • Existing and proposed floor plans.

     • Design and access statements.

     • Parking and waste management plans.

  3. Pay the applicable planning application fee.

     
     

5. Notify Neighbours

• The local council will notify neighbours and invite objections. Be prepared to address concerns, such as parking, noise, or overdevelopment.

  
  

6. Licensing (If Required)

• Even if you don’t need planning permission, most HMOs require a HMO Licence. Contact the local council's housing department to apply.

• Licences often require:

  • Meeting fire safety standards (fire doors, alarms, etc.).

  • Adequate room sizes and amenities.

  • Proof of a suitable property management plan.

    
    

7. Decision and Compliance

• The council typically decides on planning applications within 8-12 weeks.

• If permission is granted, follow all conditions laid out in the approval.

• If denied, you can appeal or modify your plans based on feedback.

  
  

Tips for Success

• Seek professional advice: A planning consultant or architect familiar with HMOs can streamline the process.

• Engage with the community: Address potential concerns early to reduce objections.

• Keep documentation ready: Prepare evidence to show the property will meet legal, safety, and amenity requirements.