What is an HMO in planning terms?

An HMO is a property occupied by multiple unrelated individuals who share basic facilities such as a kitchen or bathroom. In planning terms, HMOs fall within Use Class C4 (3–6 occupants) or Sui Generis (7+ occupants).

Do I need planning permission for an HMO?

Planning permission may be required depending on:

• the number of occupants

• whether the property is in an Article 4 area

• local planning policy

Small HMOs (C4) may be permitted in some areas without the need for planning permission, but this is increasingly restricted.

What is an Article 4 Direction?

An Article 4 Direction removes permitted development rights in a defined area. This commonly means planning permission is required for small HMOs that would otherwise be permitted.

How do Article 4 Directions affect HMOs?

In Article 4 areas, all HMOs usually require planning permission, including those with 3–6 occupants. Councils often apply additional policy tests relating to amenity and concentration.

Can I get a Certificate of Lawfulness for an HMO?

Yes. Where an HMO use is lawful under permitted development or time limits, a Certificate of Lawfulness can provide confirmation.

👉 Related service: Certificates of Lawfulness

What is the difference between C4 and Sui Generis HMOs?

• C4: 3–6 unrelated occupants

• Sui Generis: 7 or more occupants

Sui Generis HMOs always require planning permission.

Can neighbours object to HMO proposals?

Yes. Objections can be made during consultation, although decisions must be based on planning policy rather than general opposition.

👉 Related service: Planning Objections

Can I appeal a refused HMO application?

Yes. Refused HMO applications can often be appealed, particularly where policies have been misapplied or impacts overstated.

👉 Related service: Planning Appeals

Do councils limit the number of HMOs?

Many councils apply concentration policies or thresholds. These vary by authority and require careful assessment.