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I'm planning to buy my first property in Milton Keynes and currently looking at a 4 bed semi detatched house. This will be my residential property and I plan to live in one room myself and find lodgers for the other 3 rooms.
In this situation, would i need to apply for planning permission under article 4?
If PP is required and let's say i buy an existing house which is already an HMO, am i correct in thinking that in this instance that PP is not required?
Thank you in advance for any help and advice!
Article 4 means the council can enforce it's own rules with regards HMOs and every councils rules are different. So you have to ask the council this question because they will know the rules they have imposed OR check it on their web site. I had a quick look at MT council web site and noticed the Article 4 is not in all areas. So 1st check if you are in an area to which it applies.
A resident owner occupier can have up to two lodgers ( in addition to their own family of any size) - and it's not classed as an hmo at all ( so article 4 does not apply to it)
This would be one way round the issue .
DISCLAIMER just my personal opinion - for legal advice consult a qualified professional grown-up.
As Owen has already highlighted, 2 lodgers is much simpler, but its not the only option. You don't state whether you will require a mortgage but a residential mortgage for an HMO for a first time buyer may prove difficult to find.
Have a read of this recent thread, where the OP was in a similar situation - there are also plenty of links to relevant guides and legislation:
Hi all, thanks for your response on it. I think i will look at 3 bedroom properties instead so i will have 2 lodgers and it won't be classified as an hmo.
For your privacy etc - best to choose a property with 2 decent sized and separate reception rooms too - so you can be separate when you choose to be and not just be confined to your bedroom if wanting quiet time or just to watch a TV channel of your choosing.
Some of the wider and shallower house designs may offer such a layout.
I have personal experience of your situation:
I bought a 5 bedroom, 2 reception room house, in the North East, in 2010. II have 2 lodgers. I thought the house was going to be too big, but we quickly spread out to use the space. I have had one of my lodgers in for over 4 years, others tend to stay 1 - 2 years, some stay less. I have a friend who did the same but with a 3 bed semi with 1 reception room. He moved two lodgers in and the house felt cramped. He has a much higher turn over of lodgers than I do...and therefore more void time than I do.
With most houses, there will be a small bedroom. If you buy a 3 bed house, the 3rd bedroom will be small. If you buy a 4 bed house, there will be 3 decent sized rooms and 1 small one. Personally, I wouldn't wan't to put a lodger into a small box room.
In my opinion, I would go for a 4 bedroom house and move 2 lodgers in. The lodgers will cover your mortgage.
Hope this helps,
Thanks for your insight. I've started looking at 4 bed houses, found a few but most are out my budget. As you've mentioned, most of the 3 beds I've found have a small 3rd bedroom. Even for 3 bed houses with 3 good size rooms, nearly all of them (that are within my price range) only had one bathroom. Ideally i would need 3 bedroom with 1 ensuite and 1 bathroom if i'm taking in 2 lodgers.
From your experience, what areas in Milton Keynes would you recommend ? I'm looking for an area where i would be able to find good quality tenants easily and also have good capital gains in the long term. I'm currently looking at Broughton, Monkston, Oldbrook, Bradwell Common and Grange Farm
Sorry, I have no experience in that area, I live in the North East. I am sure there are others on here with the experience you are looking for.
PP is one rule (for the house). HMO is another (for the owner or manager and the house). If you start with 2 lodgers and less than 5 head count you can maximise lodger rental with large/double rooms, ensuite etc. If you are upgrading a house with view to 3 lodgers then you can attend to the main HMO fire safety regs as you go along
I'm super sorry to crash this post, but I am brand new to this forum and looking for some help. I've been trying for about 30 mins to submit my first post, but every time it just reverts me back to the new topic page when I click submit, or returns a SQL error message that makes no sense to me. I've tried using the contact us facility and that;s also not working for me?! very frustrating, can anyone tell me know I could possibly be doing wrong? Below is the question that I am trying to submit? I am selecting the HMO category and completing a title called: Am I buying a HMO?
I have owned a standard BLT property, which I sold for decent margin a couple of years ago when buying my own residential home. This was a single property and the only experience I have (great 4 year experience).
I'm now in the process of getting back in to it and have 2 purchase going through. One is a standard BTL which I will find tenants for (a prospective family lined up) but the other is sold with sitting tenants - although for the purpose of the mortgage, notice will be served for the sake of vacant possession. Tenants are Eastern Europeans and when I went to view, the only tenant present didn't speak great English, although apparently his partner does speak very good English.
Now this is occupied by a 'man and wife + young daughter' (possibly not actually married) and then there was an additional double bed in one of the two reception rooms.
I have spoken to the current landlord and enquired if this is a HMO and he assured me that it is not, that he has a AST with the family only, and they later sought his permission to have one Male friend as a lodger. So this essentially is 3 adults (plus child) living together and sharing kitchen/bathroom facilities. Doing my research, this appears to fall under the definition of a HMO... is there any loophole that I’m not seeing whereby I can take this over as a Non HMO, but maintain the current residents?
Would this lodger need to be named on the tenancy agreement, if they have the agreement to lodge in place directly with the family and not me?
It also states on my mortgage offer that no sub-letting accepted within the first 3 months, then permission is to be sought...and now I'm concerned that by allowing residents to remain as they are, then I'm not being compliant?
The current tenants are paying very slightly above what I would consider market value, and they are responsible for all Bill's, including council tax. The yield and lure of sitting tenants with no void period lured me in to this purchase, and now as I read more, I'm not sure where i stand?
Any help at all? Thanks in advance