Ealing Council has introduced stricter planning controls that will require landlords to seek permission before converting any family home into a house in multiple occupation (HMO), as it seeks to improve standards in the borough’s rented housing market.
Previously, planning consent was only needed for larger HMOs housing more than six people. Under the new rules, all proposed HMOs, regardless of size, must go through a formal planning process so the council can assess the likely impact on neighbourhoods and ensure homes are suitable for conversion.
The shift comes as the council attempts to manage both the rising number and the quality of HMOs. While around 4,000 properties are currently licensed, the council believe more than 5,550 HMOs exist across the borough. Licensing requires landlords to meet legally enforceable standards covering property management and tenant welfare.
According to Ealing Council unregulated HMOs have been linked to noise, waste, overcrowding and anti-social behaviour. Concerns first intensified in Perivale, where residents campaigned about poorly managed properties in their town. A pilot scheme introduced there in September 2024 led to more than a quarter of HMO applications being refused or withdrawn.
The council has also appointed dedicated enforcement officers to investigate waste-related complaints associated with HMOs and other rented homes. Since starting work, the team has inspected almost 120 properties, issuing 12 warnings and making five referrals to the unlicensed properties unit.
Council leader Councillor Peter Mason said: “This decision shows we are listening to our communities on this issue. Over the past three years, we have seen a rise in complaints linked to HMOs, ranging from noise and waste to safety concerns. Most landlords are responsible, but with growing demand and a small minority of poor practices, it is crucial we support better standards.”
Councillor Shital Manro, cabinet member for good growth and new homes, added: “By changing the planning permission process across the borough, we are taking proactive steps to create safer, more harmonious neighbourhoods.”
