The demand for shared accommodation has increased recently, and landlords have now considered converting their properties into houses in multiple occupations (HMO). But before you take the next step, there is one important question you need to answer: Do you need planning permission for HMOs in 2025? The answer to this depends on many factors, including the regulation of the council, tenant numbers, and the conversion type. Landlords must understand UK laws regarding planning permission for their properties to avoid costly fines or legal action.

How is HMO defined? 

In the UK, an HMO is a property rented to three or more tenants from different households who share basic facilities like a kitchen, bathroom, and living space. Whilst small HMOs can be established through some given development rights, large HMOs require complete planning and clear intention.

Planning permission for HMOs depends primarily on whether the property falls in Use Class C3 (single dwelling) or needs to be reclassified in Use Class C4 (small HMO) or the Sui Generis (large HMO). Small HMOs, comprising three or up to six occupants, benefit from given development rights, and no formal application is required unless the Article 4 directions are applied.

How Does Article 4 Affect Planning Permission for HMO?

Many local councils in the UK have introduced Article 4 Directions, which remove automatically permitted development rights. If an Article 4 Direction is in place, even small HMOs (three to six occupants) require planning permission before conversion. This regulation is often implemented in areas with a high concentration of shared housing to manage the impact on local communities.

Before converting a property into an HMO, landlords should check with their local authority to determine whether Article 4 applies. Councils such as Manchester, Birmingham, and many London boroughs have strict Article 4 controls, which require planning permission for HMOs.

When is Planning Permission Required for an HMO?

Small HMOs (under six occupants) generally do not require planning permission unless Article 4 is in place, but larger HMOs must obtain formal approval. Here are situations where planning permission for HMO is mandatory:

1. Any property housing seven or more unrelated tenants is classified as Sui Generis and requires a planning application.

2. Planning permission is required if a commercial property (such as an office or retail space) is being converted into an HMO.

3. Planning approval is necessary if the conversion involves major modifications, such as adding extensions, increasing the number of rooms, or altering external appearances.

4. If the property is located in an Article 4 Direction zone, even a small HMO conversion requires permission.

How to Apply for Planning Permission for HMO in 2025

Applying for planning permission for HMOs requires landlords to submit a formal application to the local for planning permission for HMOs council. This process includes providing detailed property plans, outlining intended modifications, and demonstrating compliance with HMO licensing, safety standards, and local housing policies.

1. Speak with the local planning authority to understand specific requirements and assess the likelihood of approval.

2. Prepare documents, including property plans, proposed usage details, and supporting statements addressing community impact.

3. The application is reviewed, and local residents may be invited to comment.

4. The council either grants or refuses permission, usually within 8-12 weeks.

5. Landlords can appeal to the Planning Inspectorate if planning permission is denied.

What Happens if You Convert Without Planning Permission?

Failure to obtain planning permission for an HMO when required can lead to serious legal consequences. Local authorities can issue enforcement notices, requiring landlords to restore the property to its original use. Non-compliance can result in hefty fines and potential legal action.

Additionally, landlords who rent out an unapproved HMO may struggle to secure financing, as mortgage lenders often require compliance with planning regulations before approving loans for HMO properties.

How Cribs Estates help with Planning Permission for HMO

Cribs Estates specialises in converting properties into HMOs whilst ensuring full legal compliance. We help:

1. Determine whether planning permission is necessary based on location and property type.

2. Our team manages the entire application process, ensuring accurate documentation and smooth submission.

3. If your property is in an Article 4 Direction area, we assist in building a strong case for approval.

4. Beyond planning permission, we ensure your property meets all licensing and safety requirements.

5.  We provide strategic advice on optimising rental yields whilst complying with planning laws.

Converting a property into an HMO can be highly profitable, but only when done correctly. With Cribs Estates by your side, you can confidently expand your rental portfolio whilst we handle the planning permission for HMO.