Ealing Council is set to adopt new planning regulations which will give it more control over the rise in the number of houses in multiple occupation (HMOs) in the borough.

At its meeting on Wednesday 4 September, the council’s planning committee agreed to make 2 directions under Article 4 of the Town and Country Planning Order 2015, which will require landlords to apply for planning permission if they want to convert regular family homes into small HMOs.

These changes aim to help the council tackle issues which stem from poorly managed HMOs, which include problems with waste, noise, and anti-social behaviour.

New rules

In most of the borough, landlords will lose the automatic right to convert homes into small HMOs without planning permission. Conversions will still be allowed with planning permission, but the council will be better able to manage their impact on the local area.

This rule will take effect immediately across all of Perivale ward once site notices and statutory notices have been published, and will be extended to the rest of the borough in autumn 2025. This reflects concerns raised by residents in the Medway Village area of Perivale, which has seen growth in the number of HMOs in recent years.

Following the planning committee’s approval, the council will now begin notifying residents, relevant stakeholders, and the Secretary of State to start the process of making the Article 4 directions law. The council will allow at least 21 days for consultation, where interested parties can comment on the plans. After reviewing any representations, the council’s planning committee will confirm the Article 4 directions.

What is an HMO?

The borough is home to an estimated 8,360 HMOs. While larger HMOs with more than 6 residents currently require planning permission, the new directive will apply this requirement to small HMOs as well, where up to 6 residents share facilities like kitchens or bathrooms.

HMOs are also separately regulated under the Housing Act. All HMOs are subject to either mandatory or selective licensing. Licenses include conditions relating to the management of HMOs, including the conduct of tenants.

Small HMOs are often occupied by single people and offer essential, low-cost housing, often for students, young professionals, and those seeking temporary accommodation. They play a key role in providing affordable housing options, helping to meet the needs of a growing population in the face of a limited housing supply.

Many HMOs offer good quality, low-cost housing, but the borough faces challenges with poorly managed HMOs. When not properly managed, HMOs can provide unsuitable accommodation and negatively affect the community around them.  

Although these changes will stop the unchecked rising number of HMOs, the council is committed to ensuring that good examples of this important, low-cost form of accommodation will remain available where needed.

Better control of HMOs

Councillor Peter Mason, the leader of the council commented: “This decision shows that we are listening to the needs and concerns of our communities. Over the past 3 years, we have seen a rise in the number of complaints from residents in relation to poorly managed HMOs, which matches the increase of the conversion of family homes into HMOs. As well as concerns about noise and waste, we know that in some cases residents have been made to feel less safe in their community. We have been working closely with the police to tackle anti-social behaviour in affected areas. This new directive is another tool to help us create safer neighbourhoods in all of our communities.”

Councillor Shital Manro, the council’s cabinet member for good growth and new housing, said: “The private rented sector is a vital part of the local housing market, and the vast majority of landlords are decent and law abiding. But with a small minority of less scrupulous landlords, and local demand for housing growing all the time, it’s more important than ever that we support landlords to deliver better quality homes for their tenants. Better control of the small HMO market will enable us to foster safer, more harmonious neighbourhoods, while preserving low-cost housing options.”