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PLANNING & THE LICENSING OF HOUSES IN
MULTIPLE OCCUPATION
July 2015
HOUSES IN MULTIPLE OCCUPATION
HMO definitions Planning requirements HMOs for licensing purposes Fire Safety Space and Amenities Hazards & management standards
HMO DEFINITIONS – HOUSING ACTEssential components for HMOs with shared amenities:
Two or more households Three or more individuals
‘Household’ - can be a family, a couple (including same sex couples) or a single person. 3 unrelated people = 3 households
‘Individuals’ – all residents - this includes children and babies
HMO DEFINITIONS - PLANNINGPlanning legislation recognises 2 types of residential HMO, distinct from single family houses: 3 to 6 persons [2 or more households] =
Planning use class C4 More than 6 persons – a use outside the
recognised use classes
Article 4 Direction – affects C4 HMOs created after 16 September 2014All HMOs need appropriate planning permission
PLANNING PERMISSION Current planning policies resist the loss
of family homes General presumption against granting
planning consent for new HMOs created after 16 September 2014 [or earlier for larger HMOs]
Council will take account of any planning issues in determining property licence applications
LICENSING HMO ADDRESSES ‘Mandatory HMO licensing’ has been in
place for about 10 years Applies to HMOs of 3 or more storeys
with 5 or more individuals forming two or more households
‘storeys’ should refer to the number of floors within the licensed dwelling but also includes a non-residential/commercial use on a lower floor. So a 2 storey maisonette above a shop = 3 storeys
LICENSING HMO ADDRESSES [2] HMOs that do not come within
mandatory licensing will need a PRPL licence
Standard exemptions will apply – RSL accommodation, educational & religious establishments
Converted flats, where the whole building might be an HMO under the Housing Act, are more straightforward for licensing – each separate rented flat will need its own licence
FIRE SAFETY All types of HMOs will require a higher
standard of fire protection than a single family house
Requirements vary depending on type of HMO [shared house etc] and number of storeys
Additional requirements also apply to buildings converted into flats and flats above shops
Lacors Guide – reference document Design guides
SPACE AND AMENITIES Council have adopted HMO standards
that apply where one or more amenities shared
Include minimum ratios of baths, WCs and kitchens to HMO residents sharing
Include minimum room sizes for bedrooms – single and double rooms
Standards can be found on Council web pages
HAZARDS AND MANAGEMENT STANDARDS Housing Health and Safety Rating
System [HHSRS] applies to HMOs Management Regulations also apply to
HMOs Management Regulations include
important requirements for landlords to maintain services, maintain common areas and to keep tenant accommodation in good repair
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