What counts as an HMO?
A House in Multiple Occupation (HMO) is broadly defined as a property rented to three or more people from two or more separate households, who share facilities such as a kitchen or bathroom. The specific definition can vary depending on local council requirements.
If your property has five or more occupants from two or more households, it is likely a mandatory licensable HMO under national rules. Many councils in London have also introduced additional or selective licensing schemes that capture smaller HMOs - including Barnet, where much of our portfolio is managed.
HMO licensing - what you need
Mandatory HMO licensing requires you to apply to your local council before renting the property as an HMO. The licence typically lasts five years. Operating an unlicensed HMO is a criminal offence and can result in an unlimited fine, a rent repayment order from tenants, and a ban from operating further HMOs.
The application will require details of the property layout, the number of occupants, management arrangements, and proof that safety standards are met. Our team handles all of this on behalf of our landlords.
Fire safety - the non-negotiables
Fire safety is the most critical compliance area for HMOs. At a minimum you will need: interlinked smoke alarms on every floor, heat detectors in kitchens, carbon monoxide detectors in all rooms with combustion appliances, fire doors on all habitable rooms and the kitchen, an annual fire risk assessment, and emergency lighting in some cases.
Requirements become more stringent for larger properties. We work only with qualified contractors who are up to date with the latest HMO fire safety guidance.
Room sizes and amenity standards
Since 2018, there are minimum room sizes for HMO bedrooms: 6.51 sqm for a single adult, 10.22 sqm for two adults sharing, and 4.64 sqm for children under 10. Council inspectors will measure rooms and can issue overcrowding notices if standards are not met.
Kitchen and bathroom provision must also be adequate for the number of occupants. The rule of thumb is one bathroom per four to five occupants and sufficient kitchen space for everyone to prepare food simultaneously - though councils vary in their specific requirements.
Article 4 directions - planning permission for HMOs
In many London boroughs, including parts of Barnet, an Article 4 direction is in place. This means that converting a standard residential property (use class C3) to an HMO (use class C4) requires planning permission - something that was previously 'permitted development' and needed no formal consent.
Article 4 areas are intentionally designed to control the density of HMOs in certain streets and neighbourhoods. You will need to check with the planning authority before proceeding with any conversion in these areas. Failing to do so risks enforcement action and a requirement to revert the property.
How we can help
StepUp Properties has been managing and advising on HMOs across North London for over a decade. We offer a complete HMO service - from initial feasibility and planning advice, through conversion works, licensing, tenant find, and ongoing management.
If you have a property you are considering converting, or an existing HMO that you are not sure is fully compliant, please get in touch for a free, no-obligation consultation. We will walk you through exactly where you stand and what steps are needed.
Have questions? We're here to help.
Our team has decades of experience in the North London property market. If anything in this article raises questions about your own situation, give us a call or drop us a message.