A house in multiple occupation (HMO) is a property where three or more unrelated people share facilities such as a kitchen and/or a bathroom. HMOs are more tightly regulated in Portsmouth than in most parts of the country.
If you’re planning to convert your property to a new HMO or build an extension to an existing one, this guide explains when and how to apply for planning permission and outlines the relevant licensing requirements.
The processes are the same, but most Local Plans do not have a specific policy on HMOs and only a small number of Local Plans set a ceiling on the number of HMOs that are allowed in a particular area.
In Portsmouth a specific direction has been introduced, an ‘Article 4 Direction. This means planning permission is required for all new HMOs. In most other parts of the country a homeowner can change a family dwelling into an HMO without planning permission. This is not the case in Portsmouth.
A home can be physically extended without planning permission if it is not a flat up to defined limits. This is called “Permitted Development”. But changing the use of a family home to an HMO still needs planning permission and a licence.
What is allowed to be built as “Permitted Development” may vary depending on whether a house is detached or connected to its neighbours, what past alterations it has and how it is orientated on its plot. This can include extensions, alterations to the roof and outbuildings.
Full details of permitted development are available on the national planning portal.
Letting a property in class C4 use to a family for any period of time will mean that its use will change to a class C3 dwelling house. You will need to apply for planning permission to change the use of the property back to a class C4 HMO if you want to rent it out again to between three and six unrelated individuals.
It may be an idea to apply for planning permission for mixed C3/C4 use. This will mean that the property can be used in either way.
A property won’t lose its class C4 ‘status’ if it’s empty.
The controls for HMOs in Portsmouth apply equally for the smallest (3 bedroom) up to the largest, which may include more than six people.
If you think building work is being carried out without planning permission, and that would not be Permitted Development, you can report this to the Planning Enforcement team on planningenforcement@portsmouthcc.gov.uk
To find out whether planning permission for an HMO use has been granted, visit our Public Access system.
