HMOs are within the C4 use class and are occupied by up to six unrelated people. They use the property as their primary house and share amenities, such as, kitchens and bathrooms.

It’s your permitted development right to convert between C3 (dwelling house) and C4 (HMO up to 6 unrelated individuals) classes and back again. However, you may need planning permission if your HMO is in the C4 class and your local authority has an article 4 direction.

No. HMOs require licenses which are self-contained, with shared amenities, utilities and the address remains the same. Flats have different addresses (i.e. 1A, 1B, 1C..) separate lease holds with split utilities and council tax.

Flats – C3 – Occupied by a single person or family

HMOs – C4 – Occupied by up to six unrelated people.

Yes, because they produce a greater yield than standard dwellings. Each room is rented as opposed to the full property.

Article 4 direction is made by the local planning authority to stop certain types of development. For example, if there has been an abundance of properties converted into HMOs within a particular area via permitted development then the area can over densified. It restricts the scope of permitted development rights, either in relation to a particular site, or particular type of development anywhere in the authority’s area. Article 4 is used to control works that could threaten the character of an area of acknowledged importance.

Nottingham’s HMO licence costs £1330. If your HMO is not in Nottinghamshire, you can find a list of prices via https://www.hmohub.co.uk/hmo-licence-cost/

That you provide residents with the amenity space required for bedrooms, bathrooms and shared areas. In addition, you will need to make sure you have the HMO conversion signed off by building control particularly the fire safety strategy. You can find the general requirements for Nottingham via this PDF. Check with your local authority as they will publish their own standards.

Not all homes can be a HMO. Check to see if your local council has put an article 4 direction in place which can restrict HMO developments and conversions of dwellings (usually in city centres).

Between 8-10 weeks which is a standard time for a HMO planning application.

Your council will have guidance on the bathroom requirements for HMOs. A rule of thumb is less than 5 unrelated individuals will be able to share a large bathroom. Over 5 people will likely require another bathroom or En-suites. It is common that some of the rooms will have an En-suite to generate a higher rent for the room and reduce the use of the main bathroom. You can put an En-suite in each room if that is your preference.

Not always. It can be the case that if the bedrooms are big enough this will account for living space. In general, it’s better to include a small living area for the residents. You can have a clever design so that a kitchen diner can provide the residents with a form of living area.

Mandatory HMO licences will be required for 5 or more unrelated individuals in your property. You will be subject to enforcement action and fined if you are discovered to be using your dwelling house as a HMO with more than 5 persons.

The first thing you need to distinguish is what you want to do and what is an essential requirement. The essential requirements for HMO conversions are as follows;

• Fire Doors (£1500) 
• Smoke Alarms/Heat Detectors (£1500)
• Kitchen (£5000-£7000)
• Bathrooms (£3000-£5000)
• Electrical Rewire (£4000) 
• Decoration (re-plaster, paint, flooring/carpet, skirting) (£10,000) 
• Extensions (if required) 

In total (excluding extensions) an estimate for a 5-bedroom HMO conversion with renovation works can come in at minimum £30,000. There are quite a few areas to consider and you should consolidate with your builder and your architectural designer to get more accurate costs.

There are various ways you can do this. Most HMO landlords use financers to do this. They will be able to provide you with a percentage of your overall construction costs depending on how much money you contribute to the total of the works. Generally, financers will lend money in set stages of the works and request sign off periods to note that the works have been completed per stage. The sign off of these stages can be completed by your appointed architect or building control officer.