HMO planning permission examples — what gets approved & refused
14,974 real decisions from 271 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: June 2026
65.3%
approval rate across 14,974 decisions
That means roughly 1 in 3 hmo applications are refused — often due to avoidable design issues.
14,974
Decisions
9,773
Approved
5,201
Refused
271
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
Renovation works to 9 bed HMO property including renovation of wooden sash windows and doors, rainwater and ground drainage improvements, widening the opening between kitchen and dining room, and reconfiguration of stud walls to create additional bathroom and utility facilities.
▸ Kitchen/living extensions are the most common approved type.
Approved
Change of use from C3 dwelling to C4 6 bed, 6 person HMORear dormer loft conversion and front velux rooflights, conversion of existing attached rear outbuilding, to form part of the internal layout of the building
▸ Rear dormers are far more likely to be approved than front-facing ones.
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.
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
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
Approved
T1 - Sweet Chestnut - Sweet chestnut ( located in school grounds) Remove x2 limbs marked on photo. To reduce density of canopy to increase light to Richmond court flats.T2 Western Red Cedar - Crown lift Western Rd Cedar to eves of the Richmond court roof (approximately 6 metres from ground level).To
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 6 Bedroom HMO C4 to 10 Bedroom Sui Generis HMO, timber bike enclosure and new bin store.
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
Convert to 6 bedroom/person HMO (C4). Single storey side and rear extensions. Loft conversion with rear dormers and alterations. Demolish rear extension.
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. 35% of hmo applications get refused — but that number could be higher or lower in your area.
See what gets approved near your home →
Approved
Proposed Change of Use of the Property from a Dwellinghouse (Use Class C3) to a Small House in Multiple Occupation (Use Class C4) for Occupation by up to Six Individuals Sharing Communal Facilities.The property will continue to function as a residential dwelling with shared kitchen, living and bathr
▸ Kitchen/living extensions are the most common approved type.
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
Alterations to dwelling to provide 6 bedroom house of multiply occupancy (HMO) for a maximum of 7 people
CL/12/0311
Approved
Change of use from house in multiple occupation to three individual flats to include 6 roof lights.
Approved
Change of Use from small HMO (C4) to 7 Bedroom - 9 Person HMO (Sui Generis).
Approved
Demolish existing staff accommodation block. Erect hew house, attached to existing lodge building for associated use, with an HMO allowance for up to 6 persons. Small area of existing accommodation block integral to lodge building retained.
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 a mixed use ground floor pub and first floor 3 bedroom apartment to a 7 bedroom HMO.
Refused
Full: Change of use from 3 no. flats to a single large HMO comprising of 12 bedrooms with associated external changes.
Refused
Application to confirm that the existing use of the property as a 6-bed HMO (Use Class C4) is lawful.
Refused
Proposed partial demolition of existing single storey rear outrigger. 3 storey side extension and 2 storey rear extension, change of use from Public House to Restaurant/Cafe with HMO and self contained flat over
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 Nursing Home (Class 8) to House of Multiple Occupation (HMO) (Sui Generis)
Approved
Change of Use of dwellinghouse to House in Multiple Occupation
Approved
Change of use from former care home to a house in multiple occupation
Approved
Proposed change of use of vacant shop with apartment over to a 6 bedroomed House in Multiple Occupation (HMO) with two self-contained apartments and associated external works to include demolition of garage, erection of bin and cycle storage and...
Approved
Change Of Use Of Flat To Building for HMO Use (Retrospective)
Approved
Conversion of Bed and Breakfast (use class C1) into HMO (use class C4) and associated external alterations
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
Change of use from fishmongers to small scale art gallery selling work from loca
Approved
Change of use of first and second floors to HMO 10No. Apartments
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
Approved
Certificate of lawfulness (proposed) for a change of use from a single dwellinghouse (Use Class C3) to a small House in Multiple Occupation (Use Class C4), with associated internal works.
11/00456/FUL
Approved
Change of use of dwelling to house in multiple occupation (HMO) for 6 occupants
Approved
Retrospective application for the change of use from C3(Dwellinghouse) to C4 (HMO) for 5 Persons
Approved
Change of use of private residence (Use Class C3) to 6 bed HMO (Use Class C4)
Refused
Change of use from a dwelling to a house in multiple occupation (HMO)
Refused
Change of use from a House in Multiple Occupation (HMO) (Sui Generis) to Specialist Daycare Nursery (Use Class E(f)) and Children's Home (Use Class C2)
Refused
Retrospective application for change of use from residential dwelling to House in Multiple Occupation.
Refused
Use of the property as a small House in Multiple Occupation (Use Class C4) for up to 6 persons.
Approved
Conversion of 6 bedroom HMO to 7 bedroom HMO.
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.
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