HMO Planning and Licensing in Camden and Barnet

Introduction

A House in Multiple Occupation (HMO) is a property let to three or more unrelated people who share basic amenities such as a kitchen or bathroom. In London's housing market, HMOs — particularly large shared houses let to young professionals — represent a significant rental market segment. In north London boroughs including Camden and Barnet, planning and licensing requirements for HMOs have been tightened over recent years, making compliance more complex for landlords. This guide explains the planning and licensing framework for HMOs in Camden and Barnet, and what landlords must do to comply.

Use Class C3 and C4

Under the Town and Country Planning (Use Classes) Order 1987 (as amended), residential dwellings are classified as:

• Class C3 (dwelling house): A house occupied by a single person or household (including up to 6 people living together as a single household)
• Class C4 (small HMO): A house occupied by 3–6 unrelated people who share basic amenities. The occupation does not have to be for profit to be Class C4 — it is the nature of the occupation (unrelated people sharing) that defines it.
• Sui generis (large HMO): An HMO with 7 or more occupants is outside the use class system (sui generis) and requires planning permission for any change of use.

Permitted Development: C3 to C4

Under the GPDO 2015, a change of use from Class C3 to Class C4 (small HMO, 3–6 occupants) is permitted development — meaning it does not require planning permission in areas where this PD right has not been removed. This means a landlord can convert a standard family house to a shared house for 3–6 occupants without obtaining planning permission, provided no Article 4 Direction removes the PD right.

Article 4 Directions Removing C3-to-C4 PD Rights

Both Camden and Barnet, along with many other inner London boroughs, have made Article 4 Directions that remove the Class C3-to-C4 permitted development right in all or parts of their borough. This means that in these areas, a formal planning application is required to change the use of a family house to an HMO.

Camden

Camden made an Article 4 Direction covering the whole borough that removes the C3-to-C4 permitted development right. Any conversion of a house in Camden to shared HMO occupation requires planning permission for change of use. Camden's policy is generally restrictive about new HMOs in areas with high existing concentrations of HMOs and requires assessment of the impact on the character of the residential area.

Barnet

Barnet has also implemented Article 4 Directions affecting HMO change of use in specific areas. Landlords in Barnet should check the council's planning guidance to confirm whether the specific property is in an Article 4 area before assuming PD rights apply.

Planning Applications for HMO Change of Use

Where planning permission is required for C3-to-C4 change of use, the LPA will assess:

• The existing concentration of HMOs in the street and immediate area — boroughs typically have policies limiting HMO concentration to a maximum percentage of houses on any given street
• The impact on the character of the residential area — a street dominated by HMOs is assessed as having a different character to a family-dwelling street
• The size and configuration of the property — a small house may not be suitable for multiple occupation
• Car parking and cycle storage provision for a higher number of occupants

Mandatory HMO Licensing

Separate from planning permission, HMOs that meet certain size thresholds require a mandatory licence from the local housing authority. Since 2018, mandatory HMO licensing applies to any HMO that:

• Is occupied by 5 or more people forming more than 1 household, AND
• At least 2 of those people share basic amenities (kitchen, bathroom, WC)

This is the national mandatory licensing threshold. Individual boroughs may operate additional licensing schemes covering smaller HMOs — Camden and Islington both operate selective licensing and additional licensing schemes extending licensing requirements to smaller HMOs and all rented properties in certain areas.

An HMO licence requires the property to meet standards specified by the Housing Act 2004 and local licensing conditions, typically covering:

• Minimum room sizes (individual rooms ≥6.51 sqm for one adult; ≥10.22 sqm for two adults)
• Adequate kitchen and bathroom provision for the number of occupants
• Smoke and CO alarms on each floor and in each habitable room
• Fire doors and emergency lighting
• Gas safety certificate (annual)
• Electrical installation condition report (every 5 years)

Architect's Role in HMO Projects

An architect advising on an HMO conversion or new HMO project in Camden or Barnet will:

• Assess whether planning permission is required for the change of use (checking Article 4 coverage)
• Prepare a planning application for change of use where required, demonstrating compliance with policy and addressing the LPA's likely concerns
• Design the internal layout to meet HMO licensing room size standards and fire safety requirements
• Ensure the design meets Building Regulations Part B (fire safety) requirements for an HMO use
• Coordinate the licensing application with the planning process

Conclusion

HMO planning and licensing in Camden and Barnet requires careful navigation of overlapping planning, licensing and building regulations frameworks. The removal of C3-to-C4 PD rights by Article 4 Directions in both boroughs means that most HMO conversions require formal planning permission — and that permission is not guaranteed where existing HMO concentrations are high. Mandatory licensing adds further compliance obligations that must be addressed in the design and construction of the HMO space. A landlord investing in an HMO project in north London should engage an architect and planning consultant with specific experience of HMO applications in the relevant borough to navigate the process efficiently and ensure full compliance.