HMO planning permission examples — what gets approved & refused
16,884 real decisions from 214 UK councils. See what actually gets approved, what gets refused, and why — so you don’t waste thousands on drawings for something your council will reject.
Last updated: March 2026
64.3%
approval rate across 16,884 decisions
That means roughly 1 in 3 hmo applications are refused — often due to avoidable design issues.
16,884
Decisions
10,860
Approved
6,024
Refused
214
Councils
HMO (House in Multiple Occupation) applications convert single dwellings into shared housing. Many councils have specific HMO policies and some operate Article 4 directions requiring planning permission for all HMO conversions.
What these results show
• HMOs have the lowest approval rate of any project type in our data.
• Councils with Article 4 directions are significantly stricter — concentration thresholds (e.g. 10% of properties in a street) trigger automatic refusal in some areas.
• Parking pressure, bin storage, and impact on residential character are the most cited refusal reasons.
• The approval rate varies enormously between councils — some approve 90%, others refuse the majority.
⚠️ These are national examples. Your council could be stricter — or more lenient. See what actually gets approved on your street →
Real hmo decisions
Real examples showing what works — and what gets refused. Use the filters to compare approved and refused applications.
Refused
Application for non-material amendment following grant of planning permission HOUSE/MAL/16/01079 (Remove conservatory and construct a new two storey extension. Remove flat roofed garage and porch to front and replace with a new pitched roof porch with two new pitched roof dormer windows to first flo
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Non material amendment to planning permission 16/00672/FUL to alter the positioning of the dormer windows and rear elevation windows, alteration to velux window positioning, change render from off white to polar white K-Rend and use of Quinn Rathmore roof tiles.
▸ Rear dormers are far more likely to be approved than front-facing ones.
Approved
Improvements to existing hard and soft landscaping, perimeter security fencing and gates along Richmond Road and Hurst Road frontages, including removal of 1no. vehicular entrance and replacement with widened pedestrian and cycle access.
▸ Replacing an existing structure is generally viewed more favourably than building new.
Refused
CONSTRUCTION OF SINGLE-STOREY BUILDING TO FORM SEVEN BEDROOM, ELEVEN PERSON HOUSE IN MULTIPLE OCCUPATION (SUI GENERIS) FOLLOWING DEMOLITION OF EXISTING GARAGES WITH ASSOCIATED PARKING, LANDSCAPING AND WIDENED ACCESS ONTO FAREHAM ROAD
Refused
Listed building consent for conversion of an existing 4 bedroom HMO (C4) to 5 bedroom serviced accommodation (C1)
Refused
Change of use of existing property (C3 dwelling house) to House in Multiple Occupancy (HMO) for 7no. bedrooms, including conversion of existing outbuilding to accommodate 2no. bedrooms, (Sui Generis Use Class) together with dormer window to the front and roof window to rear
Approved
Proposed part two storey, part single storey rear extension. Hip to gable loft conversion with rear dormer to rear and rooflights to front. Existing parapet to front bay replaced with gable end. Extensions to facilitate change of use from C4 (HMO up to 6 occupants) to a 7 bed HMO (Sui Generis).
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Restoration to former use as a residential dwelling house (C3) from House in Multiple Occupation (sui generis use), erection of oak framed porch and single storey side extension
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
All in W1. T037 ASH. Fell. T040 ASH. Fell. T048 ASH. Remove secondary stem to the west - Cavity at ground level on the east side from historic limb loss this is superficial. T052 ASH. Pollard to just above the cavity to retain habitat - Large habitat hole in the stem. Significant crown die back. T05
Approved
Retrospective application for Change of use of ground floor area from Hot Food Takeaway to Hairdressers (Class E)and Separation / Division of existing 3 Bedroom Flat to create a self contained HMO (Class C4)
Approved
Variation of condtions 2 & 7 of planning permission 19/11270 to allow amended plans to reflect altered window sizes and positions and variation of roof tiles from Richmond slate grey to Marley modern anthracite
13/00804/NMA
Approved
Non material amendment to planning permission 08/01483/DET (Erection of dwellinghouse) - to change the roof finish from a natural slate to a Richmond concrete tile and to remove an ensuite window from the rear north eastern elevation and add 2 new windows within a new ground floor bedroom upon the s
Approved
Change of use of existing office (Use Class E) to a 6no. bedroom house in multiple occupation (Use Class C4)
Approved
Restoration to former use as a residential dwelling house (C3) from House in Multiple Occupation (sui generis use), erection of oak framed porch and single storey side extension
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Change of use from existing 6-bed, 6-person HMO (C4) to a 7-bed, 7-person HMO (sui generis) with associated rear roof dormers, roof lights in front roof slope and refuse and cycle storage provisions
▸ Rear dormers are far more likely to be approved than front-facing ones.
Refused
Change of use from C3 to C4 to provide HMO accommodation and conversion of bedroom to a communal kitchen area and divisions of bedrooms to make additional rooms with associated works.
Refused
Roof alterations to form a dormer to the the front & rear elevation on No29 & No31. Conversion of a four bed HMO into 3 No 1 bedroom flats within No 31.
TWC/2025/0036
Refused
Application under Section 191 for a Certificate of Lawfulness for an existing use of a 7no. bedroom HMO
Refused
Screen walls to all plots excluding plots 298-312, 319-339, 414-430 revised to high spec close board fence. Marley Ashmore tiles amended to Russell Bute (Slate grey and Cottage red)
181374/DPP
Approved
Change of use, alterations and rear extension to existing HMO property to form 4 private residential flats
Still scrolling?
You’re looking at national data. 36% of hmo applications get refused — but that number could be higher or lower in your area.
See what gets approved near your home →
Approved
Non material amendment following the grant of BR/86/23/PL to amend description from 'Part Change of use from a 32-bed nursing home (C2 Residential Institutions) to a 38-bedsit House in Multiple Occupation (sui generis) comprising 24 No single person and 14 No two-person bedsits along with separate s
Approved
Change of use from a C4 House in Multiple Occupation (6 bedrooms, 6 occupants) to a Sui Generis House in Multiple Occupation (6 bedrooms, 7 occupants). No internal or external alterations are proposed.
Approved
LISTED BUILDING CONSENT: Conversion of ground and first floors from Day Centre use (Class E (f)) to a nine bed House in Multiple Occupation (sui generis); internal alterations including the installation of suspended ceilings, partitions and en suite bathrooms (additional information received 19/03/2
▸ Listed building applications succeed when design is sensitive to the original character.
Approved
Certificate of Lawfulness (Proposed) : Side single storey extension and change of use from a 3 bed property (C3) to a 4 bed 4 person HMO (C4)
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Erection of a single storey rear extension to existing HMO (Sui Generis)
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
LDC: To confirm that the existing use of the property as a 6-bed HMO (Use Class C4) is lawful.
Approved
Creation of 2 no. 1bed dwellings, 1 no. HMO with 5 bedrooms and 1 no. HMO with 4 bedrooms.
Approved
Erection of single storey extension extending 4.1 metres beyond the rear wall of the original house, with a height to the eaves of 2.9 metres and a total height of 2.9 metres (in association with use as a House in Multiple Occupation)
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Change of Use from small HMO (C4) to 7 Bedroom - 9 Person HMO (Sui Generis).
Approved
Variation of condition 2 (approved plans) on approved Planning Permission 20/00206/FUL (Alteration of existing property and change of use of ground floor guest house accommodation to form a five bedroom "house in multiple occupation". Existing first floor flat and existing attached cottage to be ret
CL/12/0311
Approved
Change of use from house in multiple occupation to three individual flats to include 6 roof lights.
Approved
Certificate of lawfulness for the change of use to a house in multiple occupation (for no more than six persons living together with shared facilities).
Approved
Change of Use from small HMO (C4) to 7 Bedroom - 9 Person HMO (Sui Generis).
Approved
Change of use from Public House (sui generis) to 14 bedroom HMO (sui-generis) including alteration.
Refused
Certificate of lawfulness to establish use as a 7-bedroom HMO (Sui Generis)
Refused
Use of premises as a 9 bedroom House in Multiple Occupation (Sui Generis)
Refused
Part change of use of former showroom/laundrette and 1no. flat (Use Class E/Sui Generis/Class C3) to form 1no. 7 bedroom (single occupancy) HMO (Sui Generis) and 1no. 8 Bedroom (single occupancy) HMO (Sui Generis) with associated parking and refuse storage and external alterations
Refused
PROPOSED CONVERSION OF EXISTING BUILDING INTO A HMO (8 BEDROOMS) THE GROUND FLOOR SHOP TO BE RETAINED AND A PROPOSED EXTENSION TO THE GROUND FLOOR
Refused
Change of use from residential dwelling to a House in Multiple Occupation for Supported Housing Accommodation and minor alterations to the garage, including replacement of doors with windows to match those on the existing house
Refused
Change of use and alterations to existing storage building to staff (HMO) accommodation for up to 8 staff members
Refused
Change of use from existing 6-bed, 6-person HMO (C4) into a 9-bed, 9-person HMO (Sui Generis) with associated refuse and cycle storage provisions
Refused
Application to confirm that the existing use of the property as a 6-bed HMO (Use Class C4) is lawful.
Refused
Change of use of existing HMO (use class C4) to larger HMO for 8 residents (use class sui generis)
Approved
Change of Use of dwellinghouse to House in Multiple Occupation
Approved
Change Of Use From Hostel To House Of Multiple Occupancy (HMO)
Approved
Change of use of ground floor flat to HMO and erection of rear extension as caretakers flat and communal lounge. Variation to Planning 20/0416/PP (retrospective in part).
24/00265/FUL
Approved
Retrospective change of use from Use Class C3 (Dwellinghouse) to Use Class C4 (House in multiple occupation).
Approved
Non-material Amendment: To alter the description of development to that as originally submitted to read change of use from 6-bed HMO (Class C4) to Large HMO (Sui Generis) of application 23/01577/FUL.
Approved
Change of use of first and second floors to HMO 10No. Apartments
09/00403/COU
Approved
Change of use of dwelling to form house in multiple occupation
Approved
Change of use from House in Multiple Occupation to a dwellinghouse, the formation of external decking, the removal of rear boundary wall, the formation of a car parking area, the erection of fence and gates, and the installation of new windows and doors
11/00456/FUL
Approved
Change of use of dwelling to house in multiple occupation (HMO) for 6 occupants
Approved
Certificate of lawfulness (proposed) for use of flatted HMO as short term let
Approved
Change of use from House in Multiple Occupation (HMO) to Class 8 (residential institution) to include entire building
Refused
Change of use from a dwellinghouse (C3) to a house in multiple occupation (C4).
Approved
Consultation from Rushmoor Borough Council for the development of Hollybush Lakes site for mixed-use development comprising aquatic sports centre including erection of building providing aqua sports facilities, reception, restaurant, bar and 20-bay golf-driving range, with associated grass fairway,
Approved
Conversion of 6 bedroom HMO to 7 bedroom HMO.
Approved
Proposed demolition of commercial buildings and HMO and subsequent construction of 3 dwellings and the change of use of offices to dwelling together with a detached garage and associated external works - approved under H14-0012-22. Modification of Condition 2 to allow amendments to previously approv
Approved
Change of use from flat to HMO for 4 people
Approved
Use as Class C4 House in Multiple Occupation.
Before you spend £2,000+ on drawings — and risk getting refused
Your council may refuse the exact thing that got approved two boroughs away. See what actually gets approved near your property first.
See real decisions near your home →Don’t rely on national averages — see what happens on your street.
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