Landlords now face tougher rules if they want to convert family homes into rented rooms, after Ealing Council tightened planning controls.

The council has made the move to better manage the number of houses of multiple occupation (HMOs) and their quality.

Landlords already have to seek planning permission from the council if they want to convert a home into a large HMO for more than 6 people to live in.

But now, the council’s changes will mean that all new HMOs, however small, will have to apply for planning permission.

These new rules will allow the council to assess their suitability including their impact on neighbourhoods.

And all HMOs also have to be licensed, meaning that landlords are set legally binding standards for the way they manage their homes and deal with their tenants.

Around 4,000 HMOs in the borough are licensed, but it’s estimated there are more than 5,550 HMOs overall.

Tighter control of management

While many offer essential, low-cost housing, often for single people such as students and young professionals, unmanaged HMOs can lead to issues such as noise, waste, overcrowding, and anti-social behaviour.

The council trialled the new planning permission process in Perivale in September 2024 after residents raised concerns about the rising number of HMOs in the area and about how some of them were being poorly managed. Since then, more than 25% of applications for HMOs have been turned down by the council or have been withdrawn by the landlord.

In addition, the council recently appointed dedicated enforcement officers to focus on waste-related issues linked with HMOs and rented properties. So far, the team has investigated almost 120 properties. That has led to 12 warnings and 5 referrals to the unlicensed properties team.

‘More harmonious neighbourhoods’

Council leader Peter Mason said: “This decision shows we are listening to our communities on this issue. Over the past 3 years, we’ve 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’s crucial we support better standards. We are doing that by inspecting almost 200 properties and issuing 800 new licenses each month.”

Councillor Shital Manro, the council’s cabinet member for good growth and new homes, said: “The private rented sector plays a vital role in the local housing market, but we know there are improvements that can be made. By changing the planning permission process across the borough, we’re taking proactive steps to create safer, more harmonious neighbourhoods. These new controls will help us protect communities across the borough while preserving access to affordable housing.”

Guidance for landlords

For more information and guidance on applying to convert a property in the borough of Ealing, visit the council website.

You can report any concerns relating to an HMO by reporting it on the council website.