Do You Need Neighbours’ Permission for an HMO?

Letting Landlords

Posted in Aug 11 , 2025

Do you need neighbours permission for hmo

Converting a property into a House in Multiple Occupation (HMO) can be a smart way to increase your rental returns, but it comes with legal obligations and procedural steps. One of the most frequent questions landlords and investors ask is whether they must get their neighbours’ approval before going ahead.

The answer isn’t quite as black-and-white as it seems. Whilst in many cases you can proceed without a formal sign-off from your neighbours, there are situations where their opinions may come into play. Let’s explore exactly what’s required, what’s not, and how to make the process smooth for everyone involved.

What Exactly is an HMO?

An HMO is a property rented out by at least three people from different households who share common facilities such as a kitchen or bathroom. They can range from a modest three-bed terrace with individual tenants to larger buildings converted into multiple bedsits.

Large HMOs, those with five or more tenants from multiple households, require a mandatory licence from the local council. Smaller HMOs may still need an additional licence, depending on local rules.

Is Neighbours’ Permission Required by Law?

Generally speaking, no law says you must obtain written permission from your neighbours to create an HMO. For most conversions, the decision rests between you and your local authority.

However, the story changes if your project needs planning permission. In those cases, the council will usually notify neighbours and invite them to comment. Their input can’t automatically block the conversion, but it can influence whether the application is approved.

When Planning Permission Comes Into Play

In many parts of the UK, converting a single dwelling into an HMO for up to six people is allowed under “permitted development rights” and doesn’t require a planning application.

But some councils have brought in Article 4 Directions, which remove these rights. If your property is in such an area, you will need planning permission regardless of the HMO size.

During the application process, the council will consult nearby residents. If they raise legitimate concerns, such as parking issues or noise, these may affect the outcome.

The Role of Neighbours in the Real World

Even when permission isn’t required, neighbours can still make life difficult for landlords who don’t manage relationships carefully. Complaints to the council about anti-social behaviour, waste management, or property upkeep can trigger inspections and possible enforcement action.

Keeping communication open, responding to concerns promptly, and ensuring your tenants respect the community can help you avoid unnecessary friction.

Understanding Licensing Requirements

Every HMO, whether small or large, must meet strict safety and management standards. Councils typically require:

Gas safety certificates are renewed annually
Electrical safety inspections every five years
Working smoke alarms and, in many cases, fire doors
Adequate cooking, washing, and toilet facilities for the number of occupants
Rooms that meet minimum size requirements

Neighbours don’t control licensing decisions, but unresolved disputes can lead to complaints that prompt the council to check whether your property meets all requirements.

Extra Considerations Before You Convert

Beyond legal obligations, there are practical matters worth thinking about:

Choosing reliable, respectful tenants reduces the risk of issues that neighbours might complain about.
Regular upkeep prevents the property from becoming an eyesore, which is one of the biggest neighbour grievances.
In areas with limited street parking, outlining a clear parking policy for tenants can avoid disputes.

Addressing these matters early can make for a smoother experience and a stronger long-term investment.

How to Maintain Good Neighbour Relations

Goodwill with your neighbours is not just about avoiding conflict; it can also protect your investment. If they see you as approachable and responsible, they’re more likely to contact you directly about minor issues rather than escalating them to the council.

Simple actions like introducing yourself, providing your contact details, and giving a heads-up about work or tenant changes can foster that goodwill.

How Cribs Can Help

At Cribs Estate, we understand the unique challenges that come with setting up and running an HMO. We take care of every stage, from checking whether your property is in an Article 4 area and handling planning applications, to preparing it for licensing with all the necessary safety measures.

Once your HMO is up and running, we can fully manage it for you, vetting tenants, collecting rent, arranging maintenance, and keeping everything compliant with the latest legal requirements. We also know how to handle community relations, helping to minimise disputes and protect your reputation as a landlord.

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