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  • HMO & Multi-Lets

    Planning permission for 8-bed HMO

    Does anyone have experience of HMO planning permission in Liverpool or any city for that matter. I have read their guidelines and my property more than complies in terms of room sizes. Smallest bedroom is 13.5m2 and 3 are 17.5m2. The property has 2 kitchens 15m2 and 8.5m2 and I am also planning on providing a living room which is 8.5m2 but this I know from the guidelines isn't a requirement as the rooms will only be used by single people.
    After putting in my application with drawings I've been told it will be rejected straight away because they have a requirement for a 24m2 living room regardless of the size of the rooms. 3m2 per each tenant. Are they right? This sounds absurd considering none of the rooms are below 10.5m2. They've said if I have a 6-bed the living room requirement is't needed.. hmmm.

    Any advise would be welcome

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    Hi FilipAlex, I have completed several HMO's in the Liverpool City Region and elsewhere. Happy to take a call on 07880 712261 tomorrow. Regards, Andrew

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    Andrew McCausland

    Hamilton Square Estates Ltd

    Wirral Property Group Ltd

    Sourcing and renovating investment property since 1994


    Hi Alex, I operate HMO's around Liverpool city centre, everything you need to know about room sizes ect is in this Liverpool Council doc

    https://liverpool.gov.uk/media/9049/hmo-...idance.pdf

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    Hi,

    Thanks for the reply. I am aware of that document and I used that for guidance.

    I received a reply from the council with a document I wasn't even aware of, the liverpool Local plan 2018

    ​If you look very closely(this part is hidden in the text on page 137), policy H10 states that an HMO that has 8 bedrooms needs 24m2 of communal living space, 3m2 per resident.

    I have been told if I choose a 6-bed HMO I won't need any living room at all or planning, because my rooms are very spacious. It feels to me the council are being awkward in an attempt to limit large HMO. Most houses, unless old mansions, will not have living space that large. I even sent the case officer the document you have sent me and he has said this one supersedes that one yet there is no mention in the guidance document for the need to look at the Liverpool local plan in case of larger HMOs.

    My problem with a 6-bed HMO is I will have 34m2 of storage space which is pointless. I would also find it difficult to sell the house as a family home because no body has 8 children any more. I may go ahead anyway with the application and appeal the decision if they refuse. I've paid the fee anyway now.


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    Not sure how you can appeal if dems the rules then dems the rules boi! Comply! Obey! Question nothing.

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    The Liverpool City Council document is a guidance note, based on national standards.  There is an expectation that you meet the standard but not a requirement.  Obviously if the Council are not happy then you don't get your permission or licence.  However, we have had success in putting forward cases where we can show the tenant profile and therefore use would mean that reduced communal space would be suitable.  This has only been successful in cases where the bedroom sizes are particularly large, as in this case.

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    Andrew McCausland

    Hamilton Square Estates Ltd

    Wirral Property Group Ltd

    Sourcing and renovating investment property since 1994