UK HMO & Article 4 Direction Checker

Instantly check if your UK property is in an Article 4 area and discover the exact requirements for converting it into a profitable House in Multiple Occupation (HMO).

Understanding HMO Conversions and Article 4 Directions

What is a House in Multiple Occupation (HMO)?

A House in Multiple Occupation (HMO) is a property rented to at least 3 people who are not from one household (such as a family) but share facilities like bathrooms and kitchens. HMOs are popular investment properties in the UK because they typically generate 30-50% higher rental yields compared to standard buy-to-let properties.

Common examples of HMOs include student accommodation, young professional house shares, and rooms rented to individual tenants. The higher returns come from renting rooms individually rather than letting the entire property to one household.

Types of HMOs:

  • Small HMO: 3-4 unrelated tenants sharing facilities
  • Large HMO: 5 or more unrelated tenants (always requires mandatory licensing)
  • Purpose-built HMO: Property designed and built as an HMO
  • Converted HMO: Standard property converted to multi-let accommodation

What is Article 4 Direction?

An Article 4 Direction is a planning control tool used by local councils to remove permitted development rights in specific areas. When an Article 4 Direction is in place, you must obtain planning permission from your local council before converting a standard dwelling (C3 use class) into a small HMO (C4 use class).

Many UK councils have implemented Article 4 Directions to manage the concentration of HMOs in their areas. This helps councils control issues such as parking pressure, noise complaints, and the balance of housing types in residential neighborhoods. Major cities including London, Manchester, Birmingham, Leeds, and Liverpool have extensive Article 4 coverage.

⚠️ Important Planning Considerations:

Even without an Article 4 Direction, converting to a large HMO (5+ tenants) always requires planning permission. Article 4 Directions specifically affect small HMOs (3-4 tenants).

Planning permission applications typically take 8-12 weeks to process and may require fees ranging from £250-£500 depending on your local council.

HMO Licensing Requirements in the UK

Beyond planning permission, most HMOs require a license from the local council. The licensing regime ensures properties meet minimum safety and management standards to protect tenants.

Mandatory HMO License

Required for properties with:

  • 5 or more occupants
  • From 2 or more households
  • Sharing toilet, bathroom, or kitchen
  • Building of 3+ storeys

License fees: typically £500-£1,200

Additional/Selective License

Some councils require licenses for:

  • Small HMOs (3-4 tenants)
  • All HMOs regardless of size
  • Specific geographical areas
  • Properties with certain characteristics

Check your local council for area-specific schemes

Essential HMO Safety & Compliance Requirements

All HMOs must meet specific safety standards to protect tenants and comply with licensing conditions:

🔥 Fire Safety Requirements

  • Fire detection: Interlinked smoke alarms on each floor, in hallways and landings
  • Emergency lighting: Required on escape routes in larger HMOs
  • Fire doors: 30-minute fire-rated doors (FD30) for room entrances and escape routes
  • Fire blankets & extinguishers: Required in communal kitchens
  • Fire risk assessment: Must be completed and regularly updated

📏 Room Size Standards

  • Single occupancy: Minimum 6.51 m² (70 sq ft)
  • Double occupancy: Minimum 10.22 m² (110 sq ft)
  • Ceiling height: Minimum 2.3m for at least 75% of room area
  • Kitchen facilities: Adequate for number of occupants (typically 1 cooker per 5 people)
  • Bathrooms: 1 bathroom per 5 occupants, or 1 per 4 if no separate toilet

✅ Additional Standards

  • Annual gas safety certificate (if gas appliances present)
  • Electrical Installation Condition Report (EICR) every 5 years
  • PAT testing of portable appliances
  • Adequate heating and ventilation in all rooms
  • Proper waste management facilities

💡 Tips for Successful HMO Conversion

  • ✓Check Article 4 status first: Use our checker below to see if planning permission is required before purchasing or converting a property.
  • ✓Budget for compliance costs: Fire safety equipment, licensing fees, and building work can add £5,000-£15,000 to conversion costs.
  • ✓Engage with your council early: Book a pre-application meeting to understand local requirements and increase approval chances.
  • ✓Choose the right location: Properties near universities, hospitals, and city centers have strong HMO demand and better rental yields.
  • ✓Consider professional management: HMOs require more active management than standard lets. Factor in 10-15% for letting agent fees.

Check Your Property Below

Enter a UK postcode in the checker below to instantly discover:

  • Whether the area has an Article 4 Direction in place
  • If HMO licensing is required by the local council
  • Minimum room sizes and occupancy thresholds
  • Fire safety and compliance requirements
  • Direct links to your council's HMO guidance

Our database covers 31+ major UK councils including London boroughs, major cities, and high-demand rental areas.

Frequently Asked Questions

Do I need planning permission to convert to an HMO?

It depends on your location and HMO size. Large HMOs (5+ tenants) always require planning permission. Small HMOs (3-4 tenants) need planning permission only if the property is in an Article 4 Direction area. Use our checker above to find out if Article 4 applies to your postcode.

How long does HMO licensing take?

HMO license applications typically take 6-12 weeks to process, depending on your local council. You must apply for the license before accepting tenants. Operating an unlicensed HMO can result in fines up to £30,000 and rent repayment orders.

What are the costs of HMO conversion?

Total conversion costs vary but typically include: fire safety equipment (£2,000-£5,000), additional bathrooms/kitchens (£3,000-£10,000), licensing fees (£500-£1,200), and planning permission fees if required (£250-£500). Budget £5,000-£20,000 total depending on property condition and local requirements.

Which UK cities have the best HMO returns?

University cities typically offer the best HMO returns: Nottingham, Leeds, Sheffield, Liverpool, and Manchester commonly achieve 10-15% annual yields. London HMOs can generate higher absolute profits but typically show lower percentage yields (6-10%) due to higher purchase prices.

⚠️ Important Disclaimer: This tool provides general guidance based on publicly available information. HMO regulations, Article 4 Directions, and licensing requirements can change. Always verify current requirements with your local council before purchasing or converting a property. We recommend consulting with a planning professional for complex projects.