HMO Conversions

Converting a house to a House in Multiple Occupation (HMO) involves several steps, including legal, planning, and practical considerations. Here's a breakdown of the process:

1. Determine HMO Eligibility

HMO Definition: A property is generally considered an HMO if it’s rented by three or more tenants who are not from the same household and share facilities like bathrooms, kitchens, or living rooms.

Size Requirements: For a property to be classified as an HMO, it must have at least three tenants who are unrelated and share communal facilities.

Licensing Requirements: Certain HMOs require a license under the Housing Act 2004. This applies if your HMO:
  - Has five or more tenants from two or more households.
  - Is at least three storeys high.
  - Is rented out to people who are unrelated and share common areas.
  
2. Check Local Council Regulations

HMO Licensing: Contact your local council to determine whether the property needs an HMO license. Each council has its own set of rules and guidelines for licensing and planning permission.

HMO Planning Application: In some cases, you may need to apply for planning permission to change the use of the property from C3 (residential dwelling) to C4 (small HMO) or Sui Generis (for larger HMOs).
  - Brent Council, Harrow, Barnet and Other Local Authorities: Each council may have different criteria regarding the number of occupants and room sizes.
  
3. Assess Property Layout and Structure

Room Sizes: Ensure that the rooms meet minimum size requirements. For example, for an HMO, single rooms should be at least 7.5sqm, while double rooms should be at least 11.5sqm.

Amenity Space: There should be sufficient communal space. For example, a small HMO (up to 5 people) may require 5sqm of amenity space per person.

Facilities: Ensure adequate shared facilities such as kitchens and bathrooms. The kitchen space may need to be a minimum of 16.5sqm for larger HMOs, and each tenant must have access to sufficient bathroom and kitchen facilities.

4. Ensure Compliance with Building Regulations

Fire Safety: Compliance with fire safety regulations is crucial in an HMO. This includes:
  - Fire doors on all bedrooms.
  - Fire alarms and emergency lighting.
  - Fireproofing materials for walls, ceilings, and doors.

Escape Routes: Ensure clear escape routes in case of fire, with sufficient access to exits.

Structural Work: You may need to make structural changes, such as creating additional bedrooms or dividing existing spaces, to comply with HMO requirements.
  
5. Implement Necessary Improvements

Loft and Basement Conversions: If converting a loft or basement, ensure it meets safety, insulation, and ventilation standards. A loft conversion can add significant space, but it must comply with the relevant building codes (e.g., head height, fire safety).

Electrical Work and Plumbing: Rewiring and plumbing upgrades may be necessary to meet the demands of multiple tenants. For example:
  - Installing individual meters for electricity and gas if required.
  - Updating heating and plumbing systems to accommodate multiple users.

Cycle Storage and Amenities: As per recent regulations, you may need to provide cycle storage and improve communal areas.

6. Apply for the Necessary Permits and Licensing

Planning Permission: Apply for planning permission if the property will have more than six people living in it, or if the layout is changing significantly.

HMO License: After ensuring that your property complies with all local regulations and building codes, apply for an HMO license from your local council. This may require an inspection by council officers to ensure everything is up to standard.

7. Install Necessary Safety and Security Features

Smoke and Carbon Monoxide Detectors: These must be installed in key areas, such as bedrooms and kitchens.

Locks and Key Safes: Ensure that each tenant has secure access to their room and that there are communal locks for common areas.

CCTV or Security Measures: Depending on the location and property, security measures may be necessary to protect the tenants and the property.

8. Carry Out Post-Conversion Inspections

- Once the conversion work is complete, request an inspection from the local council to verify that the property meets the necessary HMO requirements and regulations.
- Obtain your HMO license after the property has passed the inspection. 

9. Ongoing Management and Compliance

Regular Inspections: Once the property is operating as an HMO, regular inspections may be required by the local council to ensure compliance with health and safety regulations.

Rent and Tenancy Agreements: Ensure that the rental agreements are set up properly, detailing the rights and responsibilities of each tenant.

Maintenance: Regularly maintain the property to meet ongoing safety and quality standards, and keep up to date with any changes in local HMO regulations.

Converting a house to an HMO is a complex process that involves careful planning, legal considerations, and property modifications. By adhering to local council requirements and national safety standards, you can successfully convert a property and operate it as an HMO. Be sure to seek professional advice where necessary, especially regarding planning applications, licensing, and structural changes. 

Contact Our Development Team for a Consultation

At Elite, we specialise in managing the entire process – from initial concept to final delivery and ongoing management. Get in touch with us today using the form below to arrange a consultation.