A house in multiple occupation (HMO) is a home shared by people who aren't from the same household and who share facilities such as a kitchen or bathroom. Whether you need planning permission depends on how many people will live there, and where the house is.
Small HMOs: 3 to 6 people
A small HMO for three to six unrelated people falls in its own planning use class (C4). Normally, changing an ordinary house (C3) into a small HMO is permitted development, so no planning application is needed.
But many councils have removed that right with an Article 4 direction, including:
- Tendring: across the whole district
- Ipswich: in parts of twelve wards, since June 2024
In those areas, a full planning application is needed even for a small HMO. Other councils may have directions or policies too, so it always needs checking.
Large HMOs: 7 or more people
An HMO for seven or more people doesn't fall within any use class (it's "sui generis"), so it always needs planning permission.
What councils look at
- whether there are already lots of HMOs in the area (many councils have policies to avoid concentrations)
- room sizes, communal space and outdoor space
- bin and cycle storage, and parking
- the effect on neighbours, including noise
Planning is only part of it
- Licensing: an HMO for five or more people forming two or more households needs a mandatory licence from the council's housing team. This is separate from planning.
- Building regulations: converting to an HMO usually involves building work, especially fire safety, such as fire doors, alarms and protected escape routes.
- Space standards: licensing sets minimum bedroom sizes.
How we can help
We check the planning position for the address, design a layout that meets the planning, licensing and fire safety requirements, and prepare the application and building regulations drawings. See our HMO conversions page.
Book a free home visit
Ben will visit the property, check whether an Article 4 direction applies, and tell you what's achievable before you commit.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
About us