Houses in multiple occupation (HMO)

Licensing for Houses in Multiple Occupation (HMO).

HMO advisory visits

Before a property can be occupied as an HMO it must have the correct planning permission in place. Our housing enforcement team provide an advisory service that helps owners of houses in multiple occupation understand their responsibilities

The requirement for planning permission

Properties whose use is being changed from a family house to a small house in multiple occupation (HMO) (3 to 6 occupants) requires planning permission before it can be occupied. 

To protect the loss of smaller family homes (houses and flats) in the borough, from the 28th January 2019, we introduced an Article 4 Direction. The Article 4 Direction was confirmed on the 28th January 2020 and it applies to the whole borough. 

The requirement for planning permission for larger HMOs with 7 or more occupants has always existed.

Landlord support

If you are a landlord who is thinking of renting out an empty property as an HMO, then you may first wish to seek advice and consult before going ahead with a planning application or completing permitted works. Our housing enforcement team support landlords and property agents with meeting current renting safety and amenity standards. 

Requesting an environmental health officer visit

We provide a service where you can request a visit by an environmental health officer, who specialises in HMO and housing work. The officer will visit you or your representative and carry out the following duties:

  • a full inspection 
  • a calculation of room sizes to advise on occupancy levels

They will then issue a schedule of the work needed to bring the property up to the full standard required for HMO use. It can be helpful to understand what is involved in creating an HMO.

Fees

If you have a surveyor or architect assisting you with the planning process, check with them first whether this advisory visit is necessary.

The fee for this service is currently £217, rising to £228 from the 1st April 2025.

Creating a new HMO

If you go ahead and create a new HMO you may also need to apply for an HMO licence. In this situation the fees for the advisory visit and the licence are non-refundable.

This advisory service only applies to properties that are currently vacant and which you are considering using as an HMO. If there are tenants living at the property then the requirements of the Housing Act 2004 must be met in relation to:

  • HMO licensing
  • provision of amenities and safety systems 
  • any repairs that relate to hazards in the property. 

As this is a legal requirement for you and a statutory duty for us, advisory visits cannot be conducted in these situations. However, we can provide general advice regarding your obligations. To schedule the required visit, please contact us to confirm the property details and make the payment. Afterwards, an officer will contact you to arrange an appointment.