HMO

hmoprop

Hi,

I am in process of buying 4 bed house (with HMO mortgage). Expecting the purchase to complete by Sept 21.

Plan is to convert this house into a 6 bed HMO, so will be extending the house as well which will take 3-4 months.

My quesiton is at which stage do I need to apply for a HMO licence? Is it right after the purchase? Or can I apply before the purchase? Or it has to be after the extension is complete.

Thanks

Jane

hmoprop

I'll appreciate any help please. Thanks

Ratkin007

you'd be better off asking the local authority. They could also give advice on areas you've possibly not thought of and advice re making the property suitable.
Is the property an existing HMO or family accommodation?
Is there an article 4 direction in the area so that planing permission is required for change of use from family to HMO.
If seller claims it is a HMO do they have certificate of lawfulness if planning is an issue.
I know it's not the question you asked but you may/may not be aware of the above. Some people have purchased what they believed to be an existing HMO to find out it is not. They get a licence for a year to give them chance to apply for planning only to have that refused.
In terms of application, it would be shortly before putting tenants in but the licence and planning permission are 2 different matters.  

hmoprop

Ratkin007 said:

you'd be better off asking the local authority. They could also give advice on areas you've possibly not thought of and advice re making the property suitable.
Is the property an existing HMO or family accommodation?
Is there an article 4 direction in the area so that planing permission is required for change of use from family to HMO.
If seller claims it is a HMO do they have certificate of lawfulness if planning is an issue.
I know it's not the question you asked but you may/may not be aware of the above. Some people have purchased what they believed to be an existing HMO to find out it is not. They get a licence for a year to give them chance to apply for planning only to have that refused.
In terms of application, it would be shortly before putting tenants in but the licence and planning permission are 2 different matters.  

Hi, thanks for your reply.

My query is only regarding the timing of the HMO licence application. There is no need for a planning permission.

Regards

Jane

hmoprop

Also, it is ok to let the tenants in while the application is in progress and not granted yet?

MaryNB

hmoprop said:

Also, it is ok to let the tenants in while the application is in progress and not granted yet?

Check your local council rules. My local council says you need to have a licence in place before renting out and I'd be surprised if another council let you rent it out beforehand. Otherwise you'll be running an unlicensed HMO. If you don't meet the requirements and they turn down your application you'll be in a difficult position. 

theartfullodger

Talk polite to planning, building regs & HMO dept concerning your plans.  They'll likely be so surprised to be treated nicely they may well help.

Different councils, different rules, different processes.  I.e there is no one answer to your question

Beartricks

We have a fairly new HMO next door to us. They only need the license if there's above a certain number of bedrooms but they haven't filled it so they haven't applied for the license.

I know because I rang the council about the ridiculous amount of issues we've run in to since they turned it in to a HMO. Needless to say it's one of the biggest factors in us wanting to move as soon as possible.