02
Jan

Understanding HMO Licences

Understanding HMO Licences

In the realm of architecture and property development, understanding regulatory frameworks is just as crucial as crafting aesthetically pleasing and functional spaces. One such regulation that often arises when designing or converting residential properties is the HMO licence. But what exactly is an HMO licence, and why should architects and developers care?

What are HMOs and Households?

What is a ‘House in Multiple Occupation’ (HMO)?

An HMO is a building, or part of a building such as a flat, where one of the following applies:

  • It is occupied by three or more people from more than one household and shares or lacks an amenity, such as a bathroom, toilet, or cooking facilities.
  • It is occupied by more than one household and is a converted building but not entirely self-contained flats (whether or not some amenities are shared or lacking).
  • It has been converted into self-contained flats, and does not meet the requirements of the 1991 Building Regulations, and at least one third of the flats are occupied under short tenancies.

It can only be classed as an HMO if it is occupied by people as their only or main residence. This includes occupation:

  • As a refuge for people escaping domestic violence.
  • By students during term time.
  • For other purposes prescribed by the government.

What is a Household?

A household is either a single person or members of the same family who live together. A family includes people who are:

  • Married or living together as husband and wife (or in an equivalent relationship in the case of persons of the same sex).
  • Relatives or half-relatives, including parents, step-parents, grandparents, children, step-children, grandchildren, brothers, sisters, uncles, aunts, nephews, nieces, or cousins.

A foster child living with their foster parent is treated as living in the same household as their foster parent. Any domestic staff are also included in the household if they are living rent-free in accommodation provided by the person for whom they are working.

What is an HMO Licence?

An HMO licence is a legal requirement for landlords who own properties that meet the criteria for an HMO. The purpose of the licence is to ensure that the property meets safety, health, and welfare standards for tenants. In the UK, the Housing Act 2004 mandates licensing for certain HMOs, particularly larger ones that are deemed higher-risk.

Mandatory HMO Licence

You need a mandatory HMO licence if you own and rent out a property and all of the following are true:

  • It is a house in multiple occupation (HMO).
  • Five or more people live there, forming more than one household.
  • It is not a purpose-built, self-contained flat in a block of three or more self-contained flats.

Additional HMO Licence

You need an additional HMO licence if you own and rent out a property and all of the following are true:

  • It is a house in multiple occupation (HMO).
  • Three or four people live there (but not five or more), forming more than one household.
  • It is in one of these wards: Colliers Wood, Cricket Green, Figge’s Marsh, Graveney, Lavender Fields, Longthornton, or Pollards Hill.

Why Does It Matter in Architecture?

When designing or converting properties into HMOs, architects play a pivotal role in ensuring compliance with HMO licensing requirements. According to the London Plan, specific guidelines must also be considered to meet housing standards and improve the quality of shared living spaces in the capital.

  1. Space Standards

The London Plan emphasises the importance of adhering to minimum internal space standards to ensure quality living environments. Local authorities have specific guidelines for minimum room sizes and communal space provisions. For instance, bedrooms in HMOs typically must meet minimum size requirements (e.g., 6.51 m² for a single adult). Architects must account for these standards during the planning phase to avoid costly redesigns later.

  1. Fire Safety

Fire safety is a critical component of HMO licensing. Properties must include adequate fire detection systems, fire doors, and escape routes. The London Plan supports measures that enhance safety and resilience, which architects must incorporate into their designs to comply with both building regulations and HMO standards.

  1. Facilities and Amenities

HMOs must provide sufficient facilities for the number of occupants. This includes kitchens, bathrooms, and waste disposal systems. The London Plan encourages well-designed communal spaces that foster social interaction while maintaining functionality and comfort.

  1. Ventilation and Lighting

Adequate ventilation and natural lighting are essential for tenant well-being and are often mandated by HMO regulations. The London Plan prioritises sustainable design principles, including the integration of natural light and ventilation to promote healthier living environments.

  1. Energy Efficiency

Energy efficiency is a key focus of the London Plan, which aims to reduce carbon emissions and improve sustainability. HMOs must meet minimum energy performance standards, and architects can add value by incorporating features such as improved insulation, energy-efficient lighting, and renewable energy systems.

The Role of Architects in HMO Projects

At Advance Architecture, we are uniquely positioned to guide property owners and developers through the complexities of HMO licensing. By understanding the regulations, including those outlined in the London Plan, and integrating them into the design process, we can:

  • Ensure Compliance: Avoid delays and penalties by designing properties that meet licensing requirements from the outset.
  • Enhance Marketability: Create spaces that are not only compliant but also appealing to tenants, increasing the property’s rental value.
  • Streamline Approvals: Collaborate with local councils and planning authorities to secure necessary approvals more efficiently.

Conclusion

An HMO licence is more than just a bureaucratic requirement; it’s a safeguard for tenant safety and well-being. For architects, understanding HMO licensing is essential for delivering successful projects that meet regulatory standards while maximising functionality and market appeal. By aligning with the London Plan, architects can contribute to creating high-quality, sustainable shared living spaces that address the needs of modern urban living. At Advance Architecture, we pride ourselves on turning regulatory challenges into opportunities for innovative design, helping our clients achieve their goals while contributing to safer and more sustainable living spaces.