Designing and Building an HMO in Leeds.

The popularity of Houses in Multiple Occupation (HMOs) has grown significantly in Leeds, with many property investors and developers considering them a profitable option. However, designing and building an HMO in Leeds comes with a range of planning rules, building regulations, and other considerations that must be followed. In this post, we will take you through the key factors to consider when designing and building an HMO, from planning to compliance with building regulations.

What is an HMO?

An HMO (House in Multiple Occupation) is a property rented out by at least three people who are not from the same household but share facilities such as the bathroom and kitchen. HMOs are commonly rented by students or young professionals and are known for generating higher rental yields. However, converting a property into an HMO requires careful planning and adherence to local regulations.

1. Planning Permission for an HMO in Leeds

One of the first steps in designing and building an HMO is determining whether you need planning permission. In Leeds, properties with more than six residents require planning permission for an HMO, as they fall under the sui generis use class.

For properties with between three and six tenants, the property falls under Use Class C4, which typically does not require planning permission. However, since Article 4 Direction applies to certain parts of Leeds, even smaller HMOs may require planning approval. It is important to check if your property is in an Article 4 area, as this restricts the change of use from a residential property (C3) to an HMO (C4).

Key Considerations:

• Article 4 Direction: Many areas of Leeds, particularly near the city centre and university districts, are subject to Article 4. This means you’ll need planning permission even for small HMOs (3-6 tenants).
• Sui Generis Use: For larger HMOs with more than six occupants, planning permission is mandatory under the sui generis use class.

2. Design Considerations

Designing an HMO involves creating functional and safe living spaces that comply with both planning and building regulations. Some design considerations include:

• Room sizes: Ensure that each bedroom meets the minimum size requirement. In Leeds, this is typically around 6.51 square metres for a single bedroom and 10.22 square metres for a double bedroom.
• Shared facilities: Adequate shared spaces like kitchens and bathrooms must be included in the design. These need to be proportional to the number of residents to avoid overcrowding.
• Access and circulation: Make sure there is enough space for corridors and communal areas, ensuring the property is easy to navigate for tenants.

3. Building Regulations for HMOs

Building regulations are vital when designing and building an HMO to ensure the safety and comfort of the tenants. In Leeds, the key building regulations for HMOs include:

• Fire safety: Fire safety is one of the most important considerations. All HMOs must comply with strict fire safety regulations, including fire doors, smoke alarms, and fire escape routes. You’ll need to install interlinked smoke alarms, fire-resistant doors, and ensure there are suitable escape routes.
• Soundproofing: As per Part E of the Building Regulations, soundproofing is required between rooms to reduce noise disturbance between tenants.
• Ventilation: Adequate ventilation must be provided, especially in bathrooms and kitchens, to prevent dampness and mould growth.
• Heating and insulation: Ensure that the property is energy-efficient, with proper insulation, efficient heating systems, and compliance with Part L of the Building Regulations for thermal efficiency.

4. HMO Licensing

In Leeds, HMOs with five or more tenants are required to have an HMO licence. The application process requires the property to meet specific health and safety standards, including the provision of adequate facilities, room sizes, and fire safety measures.

When applying for a licence, Leeds City Council will inspect the property to ensure it meets the relevant standards. If you are converting or designing a property to become an HMO, be sure to factor in the licensing requirements.

5. Cost and Time Considerations

The cost of converting a property into an HMO can vary depending on the size and condition of the building. Typically, costs include planning permission fees, building work, furniture, fire safety installations, and professional fees (such as architects and building surveyors). Allow sufficient time for planning permission, building works, and the HMO licence application.

Conclusion

Building an HMO in Leeds can be a rewarding investment, but it requires careful planning and compliance with strict regulations. From obtaining planning permission under Article 4 to ensuring compliance with fire safety and soundproofing regulations, there are many steps involved in creating a safe, functional, and profitable HMO.

At Architecture365, we offer expert architectural services to guide you through the entire process, from planning to completion, ensuring that your project complies with all local regulations.