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Sign in or register for an accountResidents have been contacting us about Houses in Multiple Occupation (HMOs), so we have created this page to explain what they are, how they are regulated and the role of the council.
There is a significant amount of incorrect and misleading information about HMOs on social media. This can cause unnecessary tension and confusion within local communities. The information below explains what HMOs are, what they are not, and addresses common myths.
Houses in Multiple Occupation (HMOs) can be defined in a number of different ways but broadly speaking they are properties occupied by unrelated individuals (forming more than one household) who share facilities such as a kitchen or bathroom.
This could include:
Friends renting a property together
Students sharing accommodation
Young professionals renting individual rooms
Key workers living in shared housing
Individuals seeking affordable accommodation
People fleeing domestic abuse
A homeless person
HMOs provide an important source of affordable housing for many people who may not be able to afford to rent or buy a property on their own.
Any type of property can be an HMO such as shared houses, bedsits, flats and some buildings that are converted into flats.
Landlords of HMOs may require a licence and must comply with legal requirements relating to safety, property standards and management.
There are several common misunderstandings about HMOs.
A HMO is not a type of immigration accommodation and it is not defined by the nationality, ethnicity or immigration status of the people who live there.
People living in HMOs may have been born locally, elsewhere in the UK or overseas. The term HMO simply describes the way a property is occupied under housing legislation.
Most importantly, while a property may be classified as a HMO for legal and regulatory purposes, it is still someone's home.
This depends on a number of factors. The council has introduced Article 4 Directions across many areas of the city which means that within these areas, planning permission is required to change a dwellinghouse into a HMO. Converting a property into a large HMO (more than 6 occupiers) will generally require planning permission. Where the property has been operating as a HMO for some time or where this use began before the Article 4 Directions came into effect, then planning permission may not be required.
Myth: Most HMOs are being used to house people who have recently arrived in the UK
Truth: HMOs are occupied by a wide range of people from many different backgrounds.
People living in HMOs may include students, young professionals, healthcare workers, hospitality staff, construction workers, people saving for a deposit on their first home, and people who need affordable accommodation after a change in personal circumstances.
The defining feature of a HMO is that it is shared accommodation occupied by more than one household, not the nationality or background of the people who live there.
Myth: The council is housing migrants in HMOs
Truth: Most HMOs are owned and operated by private landlords.
The council does not own or manage the vast majority of HMOs. Private landlords are responsible for operating and managing these properties.
Where licensing applies, the council's role is to regulate HMOs, ensure safety standards are met and take action against landlords who fail to comply with legal requirements.
Myth: HMOs are not regulated
Truth: HMOs are among the most regulated forms of private rented accommodation.
Landlords must comply with a range of legal requirements relating to safety, fire precautions, property conditions and management standards.
The council can investigate complaints and take enforcement action where standards are not met.
Myth: HMOs cause anti-social behaviour
Truth: Most people living in HMOs are responsible residents who live, work and study in the community.
Issues such as noise, waste management or anti-social behaviour can occur in any type of housing and are not unique to HMOs. Where concerns are reported, the council works with residents, landlords and partner organisations to investigate and address problems.
Myth: The council only ever grants planning permission for HMOs – no application gets refused
Truth: The council is legally required to consider all planning applications on the basis of relevant planning policies and legislation. In June 2024 the council introduced a supplementary planning document for HMOs to better manage their provision throughout the city by establishing a threshold to prevent an overconcentration of HMOs in particular areas. Where a HMO would result in an overconcentration within a particular area or would result in an unacceptable impact on the amenity of neighbouring residents, the council does refuse planning permission.
The council's responsibility is to ensure that housing within the city is safe, well managed and compliant with the law.
Our role includes:
Licensing HMOs where required
Determining planning applications and lawful development certificates relating to HMOs
Investigating complaints about poor housing conditions
Tackling rogue landlords
Enforcing housing standards
Responding to concerns raised by local communities
Working to improve housing quality across the city
Investigating reports that properties are operating as HMOs without the benefit of planning permission
We recognise that residents care deeply about their neighbourhoods. We encourage discussions about housing to be based on facts and evidence rather than assumptions or misinformation.
If you have concerns about a specific property, please contact the council so that the matter can be investigated appropriately.