Do I need planning permission for an HMO?

A house in multiple occupation (HMO) is a home shared by unrelated people who share a kitchen or bathroom. Planning law treats small and large HMOs differently.

Small HMOs: three to six people

A small HMO falls in use class C4. Changing a family house (class C3) to a small HMO is normally permitted development, so it doesn't need planning permission.

That changes wherever the council has made an Article 4 direction, which removes the permitted development right. Many London boroughs now have borough-wide directions. Hillingdon's has applied since December 2025 and Ealing's since November 2025, for example. Outside London, Spelthorne requires permission for every new HMO from March 2026. Check the area page for your council, or ask us.

Large HMOs: seven or more people

An HMO for seven or more people doesn't fall in any use class (it is sui generis). It always needs planning permission, wherever the house is.

Licensing is separate

Planning and licensing are different regimes. An HMO must be licensed if it is rented to five or more people forming more than one household who share facilities. Many councils also license smaller HMOs. A licence lasts up to five years.

What we prepare

For an HMO we prepare the planning application where one is needed, with layouts that meet the council's room sizes and amenity standards, and the building regulations drawings for fire separation, escape routes and alarms. Our HMO planning and licensing page has more detail.

Sources

• Managing the development of HMOs SPD, March 2026 (Spelthorne Borough Council)
• House in multiple occupation licence (gov.uk)
• Hillingdon introduces enhanced planning controls on HMOs (Hillingdon Council)
• Article 4 directions removing HMO permitted development rights (Ealing Council)

Related services

• Planning permission: We prepare and submit your application, deal with the planning officer, and keep you informed until there's a decision.
• Building regulations drawings: Clear construction drawings and a specification your builder can price from, submitted to building control for you.
• Change of use: Applications to change the use of a building, such as shop to home or office to flats, including prior approval where it applies.
• HMO planning and licensing: HMO planning applications and licence drawing packs in London: conversion potential checks, Article 4 advice, layouts and building regulations.