Houses in Multiple Occupation (HMO)

Katy Lycett
October 19, 2026

With house prices rising and the ongoing challenge of building enough homes to meet demand there are many people seeking alternative ways to live independently without having to fund a mortgage or rent for an entire property. It can also be a great way to make friends and socialise if you are moving to a new area for work or studying.

A House in Multiple Occupation (HMO) is the term given to a property which has:

At least 3 tenants live there, forming more than 1 household
You share toilet, bathroom or kitchen facilities with other tenants

There are further criteria for a ‘large’ HMO:

At least 5 tenants live there, forming more than 1 household
You share toilet, bathroom or kitchen facilities with other tenants

Private renting: Houses in multiple occupation – GOV.UK

For clarity the following Use Classes help to distinguish between different households:

Class C3 is single dwelling occupied by a single family unit or household.
Class C4 is a small HMO shared by 3 to 6 unrelated people who share amenities.
Sui Generis covers a large HMO which is occupied by 7 or more unrelated people.

Use Classes – Change of use – Planning Portal

If you have a property and wish to explore operating an HMO there are a few key considerations to be aware of:

Many HMO properties will also need a Licence in addition to any planning permission. They are two separate requirements. A Licence only lasts for a specified time (usually between 1 and 5 years) and for a specified number of occupants.
Your local Council will be able to advise when a licence is required
Planning permission is always required for a large HMO.
For a small HMO planning permission might be required. It will depend on the local situation and if the location has an Article 4 Direction applied which removes the rights to operate an HMO without planning permission. Many Councils have applied an Article 4 Direction to control the number of HMO properties being created.

If you are looking to create an HMO and it requires planning permission there is usually dedicated guidance published by the relevant Council which sets out the relevant standards that need to be met. Topics that are likely to be covered include:

Room sizes bed and spaces per room.
Waste and recycling storage and collection arrangements.
Vehicle and cycle parking and manoeuvring.
Noise and amenity considerations.
Fire safety.
Provision of outdoor clothes drying areas.
Communal spaces for socialising.
Living conditions of the occupiers including access to daylight.

Critically Council’s will also monitor how many HMO properties are operating and will limit the number within a certain area. This is calculated to determine the concentration of HMO properties. An over-concentration can lead to the Council resisting further conversions as it can be considered to change the character of an area.

Councils will often publish live registers of active HMO properties on their websites so you are able to review the current active homes with an HMO Licence.

If planning permission is required and an application is submitted for determination the local community may raise queries about the future occupants and how it might impact them. It’s always a good idea to provide as much information as possible to alleviate these concerns and show that the intention is that the HMO will be well-run, well-maintained and managed by a considerate landlord. Appointing a Planning Consultant can help this process run smoothly.

Case Study

Warner Planning successfully achieved planning permission from Derby City Council to convert and extend a former commercial property situated within Derby City Centre into a 45 room, House of Multiple Occupation (Sui Generis).

For more details click here St Peters Street, Derby – Warner Planning

Get in touch!

Warner Planning can provide initial guidance on creating an HMO property if you have a project you are considering. Please get in touch – we’d love to hear from you!

Images : Google Image Search

How to get in touch…

Having a consultant involved in your project, is a great way to reduce the risk of errors and it can drastically speed up the timeline for achieving planning permission.

If you think you need support with your project, we’d be happy to help.

You can contact us directly via the details below, or if you would prefer, you can fill in the form below and one of the team will be in touch.

T: 01908 592580
E: info@warnerplanning.co.uk