Types of HMO's

What constitutes a House in Multiple Occupation (HMO)? HMOs are defined under sections 254 and 257 of the Housing Act 2004. They are properties occupied by more than one household. HMOs can include bedsits, hostels, shared houses, student houses and properties converted into self-contained flats.

In addition, the type of HMO falls into 5 categories regarding Licencing and Planning.

The list of HMO Types usually includes:

• Unlicenced Small HMO
• Unlicenced Small HMO (with C4 Change of Use)
• Licenced Medium HMO (with C4 Change of Use)
• Licenced Sui Generis HMO

These are generic categories if your HMO is in an Article 4 area (selective licensing) you may need Planning Permission where otherwise it was not required.

Unlicenced Small HMO

🧑0-2
An Unlicenced Small HMO is where you rent to 2 people and your tenants share areas (bathroom, living room or kitchen).

Unlicenced Small HMO (with C4 Change of Use)

🧑3-4 🟢Permitted Change of Use
An Unlicenced Small HMO is where you rent to 3 or 4 people and tenants share areas (bathroom, living room or kitchen). Requiring Permitted Development Right right to move between C3 and C4 planning classes.

Licenced Medium HMO (with C4 Change of Use)

🧑5-6 🟢Licencing🟢Permitted Change of Use
A Licenced Medium HMO is where you rent to 5 or 6 people and your tenants share areas (bathroom, living room or kitchen). Requiring a HMO Licence but not Planning Permission except Permitted Development Right to move between C3 and C4 planning classes.

Licenced Sui Generis HMO

🧑7+ 🟢Licencing🟢Planning Consent
A Licenced Sui Generis HMO is where you rent to 7 or more people and tenants share areas (Your tenants share areas (bathroom, living room or kitchen). Requiring both Planning Consent and HMO Licence.

ARTICLE 4 AREA

Within an Article 4 area, the "Permitted Change of Use" right is revoked and you will require planning consent where 3 or more unrelated occupants live in a property.