HMO planning refusals more than double across England since 2021
UKPulse Property Desk
Planning refusals for Houses in Multiple Occupation (HMOs) have more than doubled in England since 2021, with approval rates declining in 2024 and 2025.
- HMO planning refusals across England more than doubled between 2021 and 2025, rising from 590 to 1,203.
- The number of decided HMO applications increased by 87% between 2021 and 2025 across 144 English councils.
- Early figures for 2026 show the HMO planning approval rate at 63%, down from around 68% between 2021 and 2023.
- The National Residential Landlords Association estimates that 75 to 80 English local authorities have adopted Article 4 directions.
Planning refusals for Houses in Multiple Occupation (HMOs) have more than doubled across England since 2021, according to an analysis of 144 English councils. Refusals rose from 590 in 2021 to 1,203 in 2025.
During the same period, the number of decided HMO applications increased by 87%, from 1,848 to 3,454. However, approval rates for these applications declined in 2024 and 2025, with early figures for 2026 indicating a rate of 63%.
This trend coincides with more councils introducing Article 4 directions, which remove permitted development rights that can allow landlords to convert family homes into small HMOs without a full planning application. The National Residential Landlords Association (NRLA) estimates that between 75 and 80 English local authorities have adopted these directions.
Paul Endacott of property firm 1st Avenue warned that restricting legitimate HMO development could lead to fewer affordable options for renters. He stated that reducing the availability of legally operated shared homes may not reduce demand, but instead push it elsewhere.
Why this matters: The tightening of HMO controls comes amid high demand for lower-cost shared accommodation, with concerns raised about the potential impact on rental supply and affordability.
What this means for you: If you are a renter seeking shared accommodation, particularly a student or younger renter, the increasing restrictions on HMOs could potentially reduce the availability of affordable options.