Step by step guide from house to HMO in Bristol

We get asked a lot on what the steps are to go from a house to HMO. We’ve broken it down into hopefully the simplest and clearest guide for Bristol landlords. It’s not always straightforward (nothing is) but with correct guidance and sense checking questions, you’ll be able to see if your property/ investment property will be able to become a HMO or not. This guide is based on a 6 bed HMO which is the largest you can build without planning permission (outside of Article 4).

What we wont cover here is anything to do with financing, auctions or planning disputes. We’re happy to help and guide to the right advisors in those areas should you need.

Quick summary of key terms.

So you’re up to speed, these are the key things you should know before reading this guide.

• Any property with 3 or more unrelated people is classed as a HMO and will require a license from the council and has to comply with certain criteria.
• Residential houses are licensed under the term C3. This is for a residential property, for one family to live in.
• HMO’s up to and including 6 people are licensed under the term C4.
• 7 or more people in one property are licensed under the term ‘Sui Generis’. For this to be granted will require planning permission.
• Permitted development rights give you permission to change a house from C3 to C4 without planning permission. You can also extend and amend your house without planning within certain size limits.
• Article 4 direction removes your permitted development rights in certain areas of the city, so you’ll need to submit a planning application to make changes.

Step 1 – Background Checks on the property

There are a series of checks you can do yourself to make sure a property is suitable as a HMO. Very important before you buy, invest or start to make any changes. We run these for any landlord looking for advice on a house they’re looking to buy, but they’re easy and quick checks you can do yourself to ensure you’re able to do what you want with the property. And if not, what your barriers might be.

1. Who is your council? In this guide we’re looking at Bristol City Council. Each council works to different rules and requiremnts.
2. Article 4 or not? If you’re outside of Article 4, then you can make changes under permitted development and don’t need to worry about density or sandwiching. If you’re in Article 4, then you’ll need to look at these. You can see the Article 4 Map for Bristol below and on this BCC guide: [Article 4 map]
3. What are their HMO Requirements?
   • How many rooms and minimum room size – The minimum for a single person over the age of 10 is 6.51m². This will limit or help decide what a sensible number of rooms is for the house.
   • Bathroom – BCC Wording: ‘Bathroom – For 5 or more occupiers sharing there must be at least a fixed bath or shower for every 5 occupants, and at least one separate toilet.’ Our summary and advice: A house of 6 needs 2 complete bathrooms, so a shower/bath + toilet + sink.
   • Kitchen – BCC wording: ‘A cooker with a 4 ring hob, oven and a grill for up to 5 occupants or within an individual unit of accommodation (a 27litre microwave with oven and grill will be acceptable as a second cooker).’ Our summary and advice: In a house of 6 you’ll want 2 hobs, 2 ovens, 2 sinks and a storage cupboard per room (0.3m² is the official storage minimum), you’ll also need 2 fridge freezers, enough prep space and 4 suitable placed electrical sockets.
   • Living space – You’ll need 20m² of total communal living space for 6 people with 9m² minimum in the kitchen.
   • Failure to comply with Bristols’ code of good management can result in prosecution a fine of up to £30,000. Link to their size and amenity standards here.
4. Density & Sandwiching in Article 4 areas.
   • Density – No more than 10% of housing stock in a 100m radius from your property can be HMO’s. This is to maintain the feel of the area and avoid saturation. There are always exceptions won at planning. But to keep this guide simple, 10% is the rule of thumb.
   • Sandwiching – This is in all directions; you can’t have 2 HMO’s with 3 or fewer properties between them. If you have 4, then you’re fine. You’ll need to also look at opposite and behind the property. Images below to help explain this, taken from Bristol City Councils’ guidance.
   • We use Bristol’s Pinpoint System to see licences in application and approved across the city. When looking, open the Housing and Property section on the left and tick the 3 Property license options. Here you’ll see every property with a license applied to it.

Why are there different licenses?

Bristol City Council operates three main licensing schemes for rented properties: mandatory, additional, and selective licensing. Mandatory licensing is required nationwide for large HMOs with five or more tenants in multiple households. Additional licensing covers smaller HMOs with 3-4 tenants in specific areas to ensure safety and standards. Selective licensing applies to all rental properties (not just HMOs) in designated areas where there are concerns about poor housing conditions or antisocial behaviour. Each scheme aims to improve rental standards and tenant welfare in Bristol’s rental market. These are all shown on the Pinpoint system.

I’ve done the checks, all looks good – what’s next?

You know the house fits the criteria, you’re not causing sandwiching and you’re going to build a great place for people to live. The next steps are to look at the licensing. This is where things can start to overlap in the process and can become confusing. We have 2 sections depending if you’re inside or outside of a Article 4 area.

Regardless of which category you fall into, you’ll need to provide the council with the following documents; Electrical Installation Condition Report (EICR), Gas certificate if there is any in the premises, EPC, Fire alarm and test certificate (must be a interlinked mains-powered system), Emergency lighting certificate (if needed) and they may ask for managing agent documentation. You won’t have all of these until the property is finished and converted, but they’re things you’ll need to provide. So when you get them, keep them safe.

Step 2: If you’re in an Article 4 area – Off to planning

• Regardless of size, you’ll need planning permission to create your HMO. If you’re building and changing the property structurally, you’ll need a architect who will then create your plans, and also be able to submit the HMO plans to the council.
• Even if you’re not making changes, you’ll need to submit detailed plans showing fire doors, smoke alarms, room sizes, bathroom and kitchen facilities and that you’re complying with their requirements.
• We recommend using a planning consultant for your application who will help prepare the file to submit on your behalf. You’re going to be under more scrutiny in Article 4 areas, so to avoid any delays or issues pay for professional help. We have planners we can recommend.
• They’ll help make sure your planning application addresses concerns in the neighbourhood like community impact, and address’ or can help counter argue any local objections submitted.
• Note: Applying for panning permission doesn’t guarantee you’ll be approved, you may have to go to appeal and could still lose that. A good planning consultant will help you work out the risks and likelihood of winning.

• Once planning is approved you’re able to start your build. Subject to any requirements the council impose on the build (look, design, layout etc.).
• Once planning is approved you’ll also be able to apply for your HMO license. This is found here on the Bristol City Council website: Link to application page. This needs to have been submitted within 28 days of the first tenant moving into the property. BCC will then send a planning officer to inspect the property. When applying you pay part 1 of the fee on application, and then part 2 of the fee once the license is granted.

Step 2: If outside of Article 4

Congratulations, your property is suitable and the barriers are now low to converting the property. Just the correct paperwork and fees to pay and you’re all set.

• Up to 6 beds can be done under a C4 Licence (C3 is a normal family home)
• To make this change you need to email the council to amend your property license: https://www.bristol.gov.uk/business/licences-and-permits/property-licences/vary-a-property-licence
• You’ll need to supply your documents (EICR, Gas cert, EPC, Fire alarm and test certificate, Emergency lighting cert, managing agent documentation) when applying for your HMO license.
• You can start to develop your HMO (following the council HMO requirements) and you need to apply for your HMO license within 28 days of when the property became occupied: https://www.bristol.gov.uk/business/licences-and-permits/property-licences/check-if-you-need-a-property-licence-and-apply then once you’ve applied there is the first part of their fee to pay, with the 2nd part on receipt of the HMO license.
• Bristol City Council helpfully provide this page on what happens once the application has been submitted: https://www.bristol.gov.uk/business/licences-and-permits/property-licences/guide-to-what-happens-after-you-apply-for-a-licence
• You should not operate the property as a HMO until the C4 change of use has been granted. But once it has been and with how the licensing works you can build and let out your property before you have the HMO license in place, as long as you’ve followed all the requirements set out by the council.

Now you’re the proud owner of a HMO in Bristol. If you need assistance with the management then Front Door Lettings is your Bristol HMO managing agent you can trust. If you want us to help review any properties before you start to apply, please send them through and we will be happy to help.

Hopefully you’ve found this step by step guide useful, it’s not the easiest to follow at times but with a managing agent working alongside you, you’ll be able to stay compliant and operate your HMO without issues.