Stoke-on-Trent council proposes strict new HMO location controls

Stoke-on-Trent council proposes strict new HMO location controls

Stoke-on-Trent council plans to introduce an Article 4 Direction and an Additional Licensing Scheme to restrict and regulate Houses of Multiple Occupation (HMOs), aiming to limit their concentration and improve standards across the city.

Stoke-on-Trent council has announced proposals for a significant tightening of controls on HMOs within the city. The council intends to implement a city-wide Article 4 Direction, removing permitted development rights that currently allow family homes to be converted into HMOs without planning permission. Under the new rules, any future HMO conversion will require planning permission and will be assessed against a policy limiting HMO concentrations.

The council’s policy would prevent clusters of HMOs by setting strict limits on their density. New HMOs would not be permitted where they would cause HMOs to exceed 5% of all residential properties within a 50-metre radius. Additionally, there will be caps on the total number of HMOs allowed within each ward, differentiated by existing HMO prevalence: 4% in wards with very high numbers, 2.5% in wards with high numbers, and 1.5% in other wards.

Details of the proposed HMO restrictions and licensing scheme

The council’s approach also includes rules to prevent two HMOs from being adjacent with a single frontage and to avoid “sandwiching” other homes between two HMOs. These measures aim to maintain balanced neighbourhoods and reduce negative impacts such as noise, waste, and parking pressure, which residents have raised concerns about.

Alongside the Article 4 Direction, Stoke-on-Trent is proposing an Additional Licensing Scheme for HMOs city-wide. This scheme would bring smaller HMOs under formal regulation, allowing the council to set and enforce standards more effectively. Existing licence conditions would be strengthened to improve management and safety.

The proposals are subject to statutory consultation and will be reviewed by the ruling cabinet. They form part of the council’s strategy to control HMO growth while ensuring accommodation remains safe, well-managed, and proportionate to local housing needs.

Context and implications for landlords and agents

The council’s commissioned review found that HMOs make up at least 1% of homes in all but one ward, with some urban areas having significantly higher concentrations. This uneven distribution has contributed to challenges in maintaining balanced housing stock and managing environmental and social impacts.

For landlords and letting agents, these proposals signal a tightening of planning and licensing requirements in Stoke-on-Trent. The removal of permitted development rights means that converting properties into HMOs will become more complex and require careful consideration of local concentration limits. The Additional Licensing Scheme will also increase regulatory oversight, particularly for smaller HMOs that previously may not have required licensing.

Landlords will need to ensure their properties comply with any new licensing conditions and be prepared for potentially more rigorous enforcement. Letting agents should advise clients on the implications of the new policies, including the likelihood of planning permission refusals if concentration thresholds are exceeded.

Practical considerations and ongoing uncertainties

While the council has provided clear percentage thresholds for HMO concentrations, the practical application of these rules may require detailed local knowledge and monitoring. Determining the 50-metre radius and ward-level caps will involve precise property data, and landlords should be vigilant about changes in local planning policies.

The timing of the consultation and final implementation remains to be confirmed, and there may be opportunities for landlords and agents to provide feedback during the statutory consultation period. It is also unclear how strictly the council will apply the adjacency rules and how enforcement resources will be allocated.

Landlords with existing HMOs should review their current compliance status and prepare for potential licensing applications or renewals under the new scheme. Those considering new HMO investments in Stoke-on-Trent must factor in the increased regulatory hurdles and potential limitations on property conversions.

What landlords and agents should do now

• Monitor Stoke-on-Trent council’s consultation updates and review the final Local Plan policies once published.
• Assess existing HMO portfolios for compliance with current and proposed licensing conditions.
• Seek planning advice before converting properties to HMOs, paying close attention to local concentration limits and adjacency rules.
• Engage with tenants and communities to maintain good relations and address concerns related to HMO impacts.
• Prepare for increased regulatory scrutiny and maintain thorough records of property management and compliance activities.

Staying compliant amid changing HMO regulations

Membership of The Landlord Association (TLA) can provide landlords and letting agents with access to up-to-date compliance resources and practical guidance tailored to evolving HMO regulations like those proposed in Stoke-on-Trent. TLA’s new property management and compliance platform, ORBIT, currently available in BETA testing, offers tools to organise property portfolios, manage licensing documentation, and record key actions such as inspections and communications. These features can help landlords monitor local licensing requirements and prepare for new obligations effectively. Exploring TLA membership and ORBIT BETA access will support landlords in maintaining compliance and responding to regulatory changes with confidence.

Looking ahead, landlords should remain alert to similar measures being considered by other councils, as local authorities increasingly seek to control HMO concentrations and improve standards. Early preparation and engagement with regulatory developments will be essential to managing risks and sustaining rental business viability.

Sources: Landlord Today