House In Multiple Occupation
for Landlords & Developers
We partner with HMO developers and landlords to create spaces tenants love. With our in-house architectural design team and interior designers, our priority is to maximise the potential of your project.
Shared &
Multi use spaces
Create mixed use open plan spaces for your tenants.
It is common that HMOs require a shared amenity space. So why not create something you and your tenants love? Make the spaces that are multifunctional and perfect for causal or co-working.
C3 – C4 Permitted Development
Want to maximise the ROI on your property? Then we can advise how you can convert your property into a HMO without the need for full planning permission.
It’s your permitted development right to convert between C3 (dwelling house) and C4 (up to 6 unrelated individuals) classes and back again. However, you may need planning permission if your HMO is in the C4 class and your local authority has an article 4 direction.
Interior Design &
Specification
We have interior designers in-house to make the most efficient use of the space.
Most architects tend to cram on all plans for your extension onto one large A1 page which may work sometimes for planning but they are not always readable. We like to put each plan on separate A3 size pages which means they can scale bigger and fill much more of the page.
House in Multiple Occupation – By the Numbers
Houses in Multiple Occupation have been one of our favourites to help design with developers. The reason we are so successful with Small (C4) HMOs and larger Sui Generis HMOs (above 6 unrelated individuals) is by achieving a permitted development application and converting into 6 rooms. Once certificate of lawful development use obtained, then apply for the larger Sui Generis use.
96%
You will almost certainly succeed using our HMO planning drawings as we boast a 99% approval rating from local councils with our planning applications
89%
Almost everyone who chooses us for their design and planning stage will continue with us into the detailed drawings needed for building control and accurate costs for builders to price
81%
Of our clients also choose us to complete the construction work for a full design and build service
“kept me informed and updated throughout”
Brilliant service start to finish. Got my project through planning and kept me informed and updated throughout. Highly recommend.
— Ashley Scott
Our Portfolio
Frequently Asked Questions
These are the most common question we get from landlords and developers for their HMO conversions. If you can’t find your question below feel free to contact us, and we’ll be happy to help.
Do you need planning for HMO conversion?
It’s your permitted development right to convert between C3 (dwelling house) and C4 (HMO up to 6 unrelated individuals) classes and back again. However, you may need planning permission if your HMO is in the C4 class and your local authority has an article 4 direction.
There is often a misconception for permitted development conversions from C3 dwellings to Houses in Multiple Occupation (C4). That is, that its the number of rooms you need to keep 6 or less. It is the number of individuals not rooms. Therefore, make sure you make this clear on the plans. Show large single pillows on 3/4 beds and ensure the rooms are annotated. You do not want to leave the council any doubt.
Is a house converted into flats a HMO?
No. HMOs require licenses which are self-contained, with shared amenities, utilities and the address remains the same. Flats have different addresses (i.e. 1A, 1B, 1C..) separate lease holds with split utilities and council tax.
Flats – C3 – Occupied by a single person or family
HMOs – C4 – Occupied by up to six unrelated people.
Does a HMO need a living room?
Not always. It can be the case that if the bedrooms are big enough this will account for living space. In general, it’s better to include a small living area for the residents. You can have a clever design so that a kitchen diner can provide the residents with a form of living area.
How much is a HMO License & how long will it take?
Nottingham’s HMO license costs £1330. If your HMO is not in Nottinghamshire then you will be able to find price list on your local authorities website. The time taken for the HMO license will depend on the works undertaken inside the property (for when the HMO officer visits) based on the plans they have registered. It is vital that you have fire safety plans and the implemented the fire plans in the property. Such as installing FD20s/30s to each room(s) with smoke and heat detection. Of course you must make sure you check the correct amenity sizes for the kitchens, bedrooms & bathrooms.
Are HMO properties worth more?
Yes, because they produce a greater yield than standard dwellings. Each room is rented as opposed to the full property.
How many bathrooms does an HMO need?
Your council will have guidance on the bathroom requirements for HMOs. A rule of thumb is less than 5 unrelated individuals will be able to share a large bathroom. Over 5 people will likely require another bathroom or En-suites. It is common that some of the rooms will have an En-suite to generate a higher rent for the room and reduce the use of the main bathroom. You can put an En-suite in each room if that is your preference.
What is the cost for converting into a HMO?
The first thing you need to distinguish is what you want to do and what is an essential requirement. The essential requirements for HMO conversions are as follows;
Fire Doors (£1500)
Smoke Alarms/Heat Detectors (£1500)
Kitchen (£5000-£7000)
Bathrooms (£3000-£5000)
Electrical Rewire (£4000)
Decoration (re-plaster, paint, flooring/carpet, skirting) (£10,000)
Extensions (if required)
In total (excluding extensions) an estimate for a 5-bedroom HMO conversion with renovation works can come in at minimum £30,000. There are quite a few areas to consider and you should consolidate with your builder and your architectural designer to get more accurate costs..
What is a HMO Property?
HMOs are within the C4 use class and are occupied by up to six unrelated people. They use the property as their primary house and share amenities, such as, kitchens and bathrooms.
What is an article 4 HMO?
Article 4 direction is made by the local planning authority to stop certain types of development. For example, if there has been an abundance of properties converted into HMOs within a particular area via permitted development then the area can over densified. It restricts the scope of permitted development rights, either in relation to a particular site, or particular type of development anywhere in the authority’s area. Article 4 is used to control works that could threaten the character of an area of acknowledged importance.
Can any House be a HMO?
Not all homes can be a HMO. Check to see if your local council has put an article 4 direction in place which can restrict HMO developments and conversions of dwellings (usually in city centers).
