Harrow HMO rule means landlords now need permission

By the hiyastar.co.uk editorial team

Published: Friday 12 June 2026

Landlords in Harrow now need planning permission before turning a family home into a smaller House of Multiple Occupancy, after the council approved new planning controls for HMOs occupied by three to six unrelated people.

The change took effect on Friday 12 June 2026 and removes the automatic route that previously allowed many smaller HMOs to be created under permitted development rights. Harrow Council says the move is intended to give planners more control over where shared housing is created and how it affects nearby homes.

Planning permission now covers smaller HMOs

The London Borough of Harrow has approved an Article 4 Direction covering smaller Houses of Multiple Occupancy. That means a landlord who wants to change a family home into an HMO for three to six unrelated occupants must now make a planning application before carrying out the change.

Until this rule came into force, that type of conversion could usually happen without a full planning application, because it was treated as permitted development. Larger HMOs already faced tighter planning controls, but smaller shared homes often sat below the threshold that triggered direct council scrutiny.

The new rule does not automatically ban smaller HMOs. It changes the process. Applications can now be assessed against local planning policy, the character of the street, housing need, amenity standards and the likely effect on neighbours.

Landlords and family-home owners most directly affected

The rule is aimed at property owners, landlords and developers considering converting a conventional family house into shared accommodation. It is especially relevant where a property would be occupied by several unrelated tenants who share facilities such as a kitchen or bathroom.

For landlords, the practical change is straightforward: a planning application is now needed before a smaller HMO conversion can proceed. Starting work without permission could leave the owner exposed to enforcement action if the use is not lawful under the new controls.

Homeowners planning to sell or rent out a property should also factor the change into their decisions. A house that might previously have been marketed to HMO investors on the basis of permitted development may now need planning certainty before that value can be assumed.

Tenants are not being told to leave existing homes by the announcement itself. The council’s notice concerns planning control over conversions, not a direct instruction about existing tenancies.

Residents raised noise, waste and pressure on housing

Harrow Council says the Article 4 Direction responds to concerns repeatedly raised by residents, including noise, rubbish, anti-social behaviour and pressure on family-sized housing.

Those concerns often sit at the centre of local HMO disputes. Shared housing can provide lower-cost accommodation in high-demand areas, but poorly managed or concentrated HMOs can change how a street functions, particularly where parking, bins and household turnover are already sensitive issues.

The council has connected the new rule to Harrow’s Local Plan, saying the measure will help protect the character of the borough from inappropriate development. In practical terms, that gives planning officers and councillors a formal route to consider whether a proposed HMO fits the surrounding area before the change takes place.

What landlords should do before converting a property

Landlords considering a smaller HMO in Harrow should now treat planning permission as an early requirement, not a late-stage formality.

The first step is to check whether the intended use falls within the HMO category covered by the Article 4 Direction. The key trigger identified by the council is a family home being turned into a House of Multiple Occupancy for three to six unrelated people.

The next step is to prepare a planning application that deals with the issues most likely to matter locally: room layout, waste storage, cycle or vehicle parking, management arrangements, noise, neighbour amenity and whether the property remains suitable for its street.

Landlords should also separate planning permission from other legal duties. HMO licensing, fire safety, building regulations and tenancy obligations may still apply depending on the property and occupancy. Planning consent alone does not replace those requirements.

Council says the change gives stronger local control

Cllr Marilyn Ashton, Deputy Leader of the Council and Portfolio Holder for Planning and Regeneration, said the decision was about protecting family homes and preserving the borough’s character.

“It will help ensure shared housing is provided in the right places and to the right standards,” she said in the council announcement.

She added that residents had often raised issues and concerns with the council, and that the new Article 4 Direction gives Harrow stronger powers to manage the impact of smaller HMOs.

Source: London Borough of Harrow