House in Multiple Occupation (HMO)
A HMO is a property that is occupied by people who are not all from the same household, and who share facilities. Facilities can include:
- a kitchen
- a bathroom
- a living area
In planning terms, HMOs are generally divided into 2 categories. These are:
- small HMOs (Use Class C4)
- large HMOs (Sui Generis)
Small HMO
A small HMO (Use Class C4) is a property occupied by up to 6 people who form more than one household and share facilities.
Large HMO
A large HMO is a property occupied by 7 or more people who do not form a single household and share facilities. Large HMOs are classified as Sui Generis (a use in its own right).
When planning permission is required
Converting a house to a small HMO (up to 6 occupants)
In many areas, changing a dwellinghouse (Use Class C3) to a small HMO (Use Class C4) does not require planning permission. This is because it is permitted development. However, this right may be removed by an Article 4 Direction.
If an Article 4 Direction applies to your property, planning permission will be required before a dwellinghouse can be changed to a small HMO. See more about Article 4 Directions below.
Converting a property to a large HMO (7 or more occupants)
Planning permission is required for a change of use to a large HMO (Sui Generis). This is because these do not benefit from permitted development rights.
Article 4 Directions
An Article 4 Direction is a planning tool that allows a local planning authority to remove certain permitted development rights. Where an Article 4 Direction is in place, planning permission may be needed to change a family home (C3) to a small HMO (C4).
You should check whether your property is within an area covered by an Article 4 Direction before making any changes. You can do this on the planning constraints page of our website.
Planning permission and HMO licensing
Planning permission and HMO licensing are separate requirements.
Even where planning permission is not needed, a property may still need an HMO licence under housing legislation. Likewise, having an HMO licence does not remove the need to get necessary planning permission.
Before making any changes, you are advised to check if an HMO licence is required. You can do this on the Public Protection Partnership's webpage on HMOs.
Building regulation requirements
If a residential dwelling is to be converted to an HMO, an application for Building Control Approval with Full Plans will be required before the commencement of work.
More information about this requirement can be found on the HMO guidance page of our website.
Getting advice
If you are considering creating or changing an HMO and are unsure if planning permission is required, you are advised to apply for pre-application advice through our planning advice services.
Getting early advice can help avoid delays and potential enforcement action.