“The author clearly knows his stuff.”
“A must read for every serious landlord.”
Planning for HMOs
A practical guide to planning permission for houses in multiple occupation
By Martin Gaine, chartered town planner
The HMO sector has boomed over the past 12 years. Landlords have boosted returns by buying up houses, extending them and renting them to several sharers. That boom has drawn the attention of the planners, who have been turning the screws.
In some areas, every house or flat shared by three or more people now needs planning permission, thanks to the spread of Article 4 directions. Where permission is needed, policies are often very restrictive, and HMOs operating without it are targeted more aggressively by enforcement teams.
Simply put, more and more HMOs need planning permission, and that permission is harder to get. Planning for HMOs arms landlords and investors with the knowledge to navigate these choppy planning waters.
Read it free first
Martin has put part of the book online. Start with these.
What the book covers
Drawing on Martin’s public and private practice, the book explains:
How HMOs are defined in planning terms.
When a HMO needs planning permission, and how Article 4 directions work.
How to apply, and how to strengthen your application.
What to do if an application is refused, including how to appeal.
What to do if you are facing enforcement action.
What the statistics on HMO applications and appeals really show, with case studies from across England.
What readers say
“The planning background is explained in a clear and accessible way and there are lots of diagrams and case studies.”
“Wasn’t expecting it to be this detailed yet easy to read and understand.”
“Lots of detail and useful information for new and experienced HMO landlords. Highly recommended.”
“Clear, concise and informative.”
Inside the book
The full contents. Open a chapter to see what it covers.
1Introduction: HMO investors beware, the planners are coming
What you need to know.
Read it free7Chapter 1: What is a HMO?
The definition of a HMO, the growth of the private rented sector and the rise of HMOs, regulation, and the threat from planning.
Read it free19Chapter 2: When does a HMO require planning permission?
Planning v licensing, the Use Classes Order and Use Class C4, permitted development, Article 4 directions and how they affect landlords, and preparing for or opposing an Article 4.
41Chapter 3: Understanding planning policies
The policy hierarchy, the development plan, finding HMO policies, and typical policies restricting HMOs.
65Chapter 4: How to apply for planning permission
Choosing the right agent, the documents you need, writing a strong supporting statement, validation, engaging with your case officer, whether pre-apps are pointless, and the withdrawal method.
85Chapter 5: Dealing with a refusal of planning permission
Reading the officer’s report, the most common reasons for refusal, resubmit, appeal or walk away, and how the appeal process works.
103Chapter 6: Learning from previous appeal decisions
Lessons from recent HMO appeals, the surprisingly high success rate in Article 4 areas, converting commercial premises, conditions and costs awards.
135Chapter 7: Certificates of lawfulness and the 10-year rule
Householder extensions under permitted development, Article 4 directions, the 10-year rule, and appealing a refusal of a certificate.
153Chapter 8: Planning enforcement
Why enforcement officers are targeting HMOs, what tips the council off, investigations, retrospective applications, the power of an enforcement notice, and buying at auction.
177Chapter 9: Extending a house to create a HMO
Householder permitted development rights from Class A to the new Class AA, rights for existing HMOs, and the pitfalls.
201Afterword: The future is bright (for professional landlords)
205Planning for HMOs: cheat sheet
213Glossary
225Planning resources
About the author
Martin decided thousands of planning applications in various councils before founding Just Planning, the consultancy that helps homeowners and property investors beat the planners. He writes about planning for The Times, The Telegraph and Build It magazine.
More about MartinNeed help with your own project?
Refused permission or facing enforcement? Martin’s consultancy, Just Planning, can help. For anything else, Martin offers bespoke advice.