Council wants to stop rental conversions taking over entire streets
Liverpool has declared “war” on houses of multiple occupation (HMOs) amid growing concern about the concentration of developments in communities. As the use of HMOs across the city becomes more prevalent, the city council is hoping to flex its muscles in a bid to stop the “blight” of the properties swallowing up residential streets.
Launching its local plan, city council leaders have set out their vision to set limits on how HMOs are utilised. According to data compiled by the authority’s Labour group, 260 applications for HMOs have been rejected since 2021.
Setting out the direction of the city over the next 15 years, the local plan lays out a design to provide a minimum of 33,000 new homes during that period. This is through a brownfield first approach.
Cllr Nick Small, cabinet member for growth and economy, told a cabinet meeting last week how the scheme was also about creating mixed communities with 81 sites identified for housing growth. However, a specific plan of action will be put together on how HMOs are used across the city.
He said: “What we are doing within the local plan is around managing the concentration of HMOs. We’re doing that as a separate piece of work within the local plan.
“We don’t want to see more than 10% of HMOs in any one area, we don’t want to see a loss of family dwellings, and we’ve got new policy in here around sandwiching that doesn’t result in a non-HMO being sandwiched between two HMOs which is an issue in certain parts of the city.”
No more than three HMOs would be allowed in a frontage, he added. Since June 2021, a directive has been in place known as an Article 4 that restricts the conversion of single dwellings into HMOs.
This was introduced in areas of the city where HMO numbers had reached a certain level and greater control was needed. This includes areas like Tuebrook, where Cllr Joe Dunne has campaigned against the expansion of HMOs, with some thought to be unregistered.
He said: “The council’s stronger language on HMOs is welcome, but residents will judge this by action rather than declarations of a ‘war’. Communities such as Tuebrook have lived with the consequences of poorly managed and unauthorised HMOs for years, including overcrowding, waste problems, increased pressure on local services and the loss of much-needed family homes.
“The new Local Plan must give the council stronger policies to resist further concentrations of HMOs, supported accommodation and other intensive residential uses in areas that are already under significant pressure. However, planning policy alone will not solve the problem. It must be backed by properly resourced enforcement, faster investigations and much closer coordination between planning, housing options and licensing.
“I have repeatedly raised concerns about properties appearing to operate as HMOs despite having no planning permission or after permission has been refused. It is unacceptable for different council departments to act in isolation, with one department potentially licensing, funding or referring residents into a property while its planning status remains unresolved. Residents deserve more than strong words-they need visible enforcement and lasting protection for their neighbourhoods.”
Cllr Small, who represents the city centre north ward, said officers were looking separately around the expansion of the Article 4 direction and getting the evidence base on that. He added: “There’s some really important work that’s gone on in the local plan around HMOs alongside the work that we’ve been doing and will continue to do around the Article 4.
“We recognise that HMOs are an issue in parts of the city, the over concentration of HMOs and we want to take robust action against that within the local plan.”
Cllr Angela Coleman, cabinet member for adult social services, said the impact of HMOs on communities had been stark. She said: “I’m really, really pleased to see the information on HMOs.
“They’ve been such a blight on so many communities across the city and to see it there embedded into this legal blueprint for development is a really good sign that we’ve listened to residents’ concerns and done something about it.”
Cllr Liam Robinson, leader of Liverpool Council didn’t mince his position on where he saw the authority’s position on the housing situation. He said: “I am very pleased the next stage of what I’ll very straightforwardly call the war on HMOs in communities like the one me and Liz (Cllr Parsons) represent.
“We know we’re having success in knocking some of these things back but the fact we’ll get further additional powers on top of the existing article 4s, stopping of the sandwiching, making sure no loss of family dwelling and the other work we’re doing to extend the article 4 is exactly what we want to see in our city.” The new policy set out by city leaders after years of development with officials across the authority did acknowledge a place for HMOs across Liverpool moving forward.
It said: “While it is recognised that HMOs are an essential part of Liverpool’s housing stock, meeting a diverse range of housing needs, the cumulative impact of excessive concentrations within any given area can harm the character and amenity of the wider neighbourhood. This policy aims to manage the distribution and concentration of HMOs within Liverpool, promoting sustainable, balanced communities, and safeguarding the character and amenity of residential areas.”
This was echoed earlier this month by Cllr Hetty Wood, the city’s lead for housing. She said: “We know residents have genuine concerns about the impact of poorly managed HMOs in some neighbourhoods, particularly where family homes are being converted without the right checks and permissions.
“That is why the council has strengthened its work in this area, including more intelligence-led enforcement, additional housing enforcement capacity and a wider review of how HMOs are managed across the city. HMOs must be properly regulated, safe for tenants and managed in a way that respects surrounding communities.
“The council has already strengthened procedures following previous cases where planning status had not been verified before accommodation was used, and work is under way to improve cross-service checks and due diligence.”







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