Planning and Licensing

🏢 Planning and Licensing for HMOs

Before letting a property as an HMO, it’s essential to check both planning and licensing requirements. These are two separate processes, and the departments responsible do not always coordinate, so landlords must ensure compliance with both.

Planning Permission

  • If you want to operate a property as an HMO, it must have the correct planning use class.

  • Many houses are classed as C3 (dwelling house) by default. To operate as an HMO, you may need to apply to change it to C4 (house in multiple occupation).

  • Always check with your local council before letting to ensure your property meets planning requirements.

HMO Mandatory Licence

A mandatory HMO licence is required if:

  • The property is occupied by five or more tenants,

  • The building has three or more storeys, and

  • At least one tenant’s accommodation is not self-contained.

If the building contains a mix of self-contained and non-self-contained flats, the entire building will be licensable.

Additional Licences

Some councils require additional HMO licences for properties that do not meet the mandatory threshold. This typically applies when:

  • The property is an HMO with 3–4 tenants, forming more than one household, and

  • The local council has introduced additional licensing schemes in certain areas.

Selective Licensing

Selective licensing allows councils to regulate landlords and managing agents in areas with:

  • Low housing demand,

  • High levels of anti-social behaviour, or

  • Significant deprivation.

Landlords in these areas must comply with additional rules and registration requirements, even if their property does not meet HMO thresholds.

âś… Key takeaway: Always check planning class, HMO licensing, and selective licensing requirements with your local council before letting. Staying compliant ensures your property is legally lettable and avoids fines or enforcement action.