Houses in multiple occupation - Frequently asked questions
View our frequently asked questions about homes in multiple occupation
What is a house in multiple occupation
A House in Multiple Occupation (HMO) is a property that is occupied by three or more people, including children. The occupants must also be from two or more households.
The definition of a HMO includes shared houses, bedsits and flats where there is some sharing of the kitchen, bathroom or other communal area, such as a lounge.
A household may be:
- A single person
- A co-habiting couple
- Several members of the same family, all related by blood or marriage
For example, a house occupied by a brother, sister and one other unrelated occupant forms two households. Three unrelated persons would form three households.
Why do we have or need HMOs
Many different types of people live in HMOs for a wide range of reasons.
Houses in Multiple Occupation play a vital role in meeting the housing needs of a broad spectrum of our population.
They provide essential accommodation for a wide range of people, including:
- Young professionals and key workers (such as nurses and paramedics) who may face challenges in accessing self-contained housing due to high rental costs
- Students attending local universities and colleges who require affordable housing options
- Lower-income individuals and vulnerable persons seeking accessible and affordable housing solutions
A house is operating as a HMO next to me, why haven’t I been informed
Under the current national planning regulations, converting a family home onto a shared housing for up to six people usually doesn’t need planning permission from the Council, unless the right has specifically been removed for that property. Because of this, most changes like this happen without the involvement of the Council’s Planning Team and neighbours are not automatically told.
When is planning permission required for a HMO and what does the Council consider
Where a proposed HMO exceeds six occupants (i.e., for seven or more individuals), planning permission is required. Upon submission of an application, the Council will:
- Consult with adjacent neighbours and relevant stakeholders
- Publicly publish the application details on the Council’s website, providing an opportunity for the public to view and comment.
When assessing a planning application for a large HMO, the Council will consider various factors, including potential impacts on neighbouring properties, parking concerns, and highway safety.
Each application is considered on its individual merits, with a thorough case-by-case assessment.
I believe a property is operating as a HMO with seven or more occupants without planning permission, what should I do
If you suspect that an HMO with seven or more occupants is operating without the necessary planning permission, it can be reported to the Planning Enforcement team.
Are HMOs subject to any licensing requirements
A HMO that is let to five or more people, in two or more households requires a mandatory licence from the Council in order to operate.
What is considered when granting a licence for a HMO
The Council will grant a licence if it’s satisfied that:
- The property is suitable for the number of people who will live there.
- The person applying for the licence is responsible and trustworthy.
- The person applying for the licence is the right person to hold that licence.
- If someone else will manage the property, they must also be responsible and trustworthy.
- The management plan is sound – this means that the manager is competent and understands what should be done and that there is enough money to run the property properly.
How do you assess whether the manager is competent
The Council will carry out checks for the person applying (and anyone helping them manage the property) is responsible and trustworthy. We will look at:
- Criminal history – especially for violence, sexual offences, drugs, or fraud.
- Past problems as a landlord – like breaking housing laws or tenant rights.
- Discrimination – if they’ve been found guilty of unfair treatment.
- Poor property management – if they’ve had a property taken over by the council in the last 5 years.
- Legal issues with the council – for things like planning breaches or environmental issues.
- Rogue landlord list – if they’re on it or have broken banning order rules.
- Fines – if they’ve been fined for housing-related offences.
What is the Rogue Landlord Database
The Rogue Landlord Database is a national tool used by Councils to record landlords and agents who have committed serious housing offences. It helps Councils to take effective enforcement action.
I believe a HMO with five or people is operating without a licence, what should I do
Operating a relevant HMO without a licence is a criminal offence. If prosecuted and found guilty, the Court can impose a fine of any amount, meaning there is no minimum or maximum amount and it is at the Court’s discretion.
If you believe a HMO with five or people living there does not have a licence, you should contact the Private Sector Housing Team giving the address of the property and any other relevant information you have. You can contact the team via email envhousing@nuneatonandbedworth.gov.uk or call 024 7637 6406.
What about a HMO that has less than five people living there
In this case, there is no requirement for a mandatory licence, and the Council cannot make the operator apply for one.
If you believe a property is being used as a HMO and you believe the property is in a poor condition, contact the Private Sector Housing Team via email envhousing@nuneatonandbedworth.gov.uk or call 024 7637 6406 giving as much information as possible.
How can I find out if a property is a HMO
The Council will only know of HMO’s that require a mandatory licence, that is, properties with five or more people of two or more households.
The Council is required to make available a register to the public, but the Council is not required to publish anything on its website.
Anyone can request to see the register. To do this, you should contact the Private Sector Housing Team at envhousing@nuneatonandbedworth.gov.uk or by calling 024 7637 6406 to make an appointment to view the register during normal business hours.