HMO in Tower Hamlets? Whether you’re managing a converted flat in Bethnal Green or letting a terraced house in Whitechapel, it’s vital to understand how the borough’s HMO (House in Multiple Occupation) rules apply to your property.
Tower Hamlets Council actively enforces both mandatory and additional licensing schemes, meaning even smaller shared homes may require a licence especially if tenants come from separate households and share kitchens or bathrooms.
This guide outlines everything you need to stay compliant, including when you need an HMO licence, how local planning rules may affect your property, and what standards you must meet to avoid enforcement notices, delays, or legal issues.
Letting to unrelated tenants? Your property may be classed as an HMO in Tower Hamlets, that can trigger licensing requirements, even for smaller shared homes. The borough operates both mandatory and additional licensing schemes, so it’s essential to understand where your property fits.
Mandatory Licensing
A mandatory HMO licence is required if:
Five or more individuals live in the property
They form two or more separate households
They share key facilities, such as kitchens, bathrooms, or living areas
This requirement is part of national legislation and applies across all London boroughs, including Tower Hamlets.
Additional Licensing Scheme
Tower Hamlets also enforces an additional licensing scheme. This means even properties with just three or four unrelated people may require a licence, if they form two or more households and share facilities.
This applies to converted flats, maisonettes, and above-shop units, as well as houses that don’t meet the five-person threshold for mandatory licensing.
Don’t Assume You’re Exempt
Landlords often assume small flat shares fall outside the rules, but in Tower Hamlets, that’s not always the case. If you’re letting to multiple unrelated tenants, check the council’s licensing criteria before assuming no action is needed.
⚠️ Disclaimer: This tool provides general guidance only. Tower Hamlets licensing rules may change. Always check the official council website for updates.
Licensing alone does not guarantee compliance. In Tower Hamlets, landlords must also be aware of local planning rules — especially where Article 4 restrictions are in place.
Article 4 Direction for Small HMOs
Since 1 January 2021, Tower Hamlets has enforced an Article 4 Direction that removes permitted development rights for converting single-family homes (Class C3) into small HMOs (Class C4). This means that:
You must apply for planning permission to operate an HMO with 3–6 unrelated tenants
This applies across the borough, even for properties previously considered exempt
Letting without the proper planning consent can lead to enforcement action and licence delays
Large HMOs (7 or More Tenants)
If your property will house seven or more people, it is classified as a sui generis use. These types of HMOs always require planning permission, regardless of Article 4 or location within the borough.
Confirm Planning Requirements
Before making any changes to the use of your property, it’s essential to confirm your specific planning obligations with the council. You can find more details and the borough-wide Article 4 maps on the official Tower Hamlets planning policy page.
If your property meets the conditions for mandatory or additional licensing, you’ll need to apply directly to Tower Hamlets Council. The process includes supplying documents, paying a fee, and possibly undergoing an inspection.
Step-by-Step Application Process
1. Confirm licensing criteria
Ensure your property meets the threshold for either mandatory or additional licensing:
3+ unrelated people (additional licence)
5+ unrelated people (mandatory licence)
2. Check planning status
If your HMO falls under Article 4, make sure you have planning consent, this is required before applying for a licence.
3. Prepare documentation
You will need to gather:
Gas Safety Certificate (CP12)
Electrical Installation Condition Report (EICR)
Fire detection and emergency lighting certificates
Floor plan with room sizes
Tenancy agreements
Proof of ownership or leasehold interest
Property management details (if applicable)
4. Apply online
Tower Hamlets Council accepts applications via their HMO licensing portal. You can find the official application page here.
5. Pay the licence fee
Licensing costs vary based on the size of the property and type of licence. (We’ll cover fees in the next section.)
6. Prepare for inspection
A council officer may inspect the property to assess fire safety, kitchen/bathroom facilities, room sizes, and general condition.
How Long Does It Take?
Processing times typically range from 8 to 12 weeks, but may take longer if documents are incomplete or planning status is unclear. To avoid delays, double-check all required paperwork before submission.
To obtain and maintain an HMO licence in Tower Hamlets, your property must meet a set of minimum standards that ensure it is safe, suitable, and fit for multiple occupants.
Room Size Requirements
Tower Hamlets enforces national minimum space standards:
Single room (1 adult): at least 6.51 m²
Double room (2 adults): at least 10.22 m²
Room for child under 10: minimum 4.64 m²
Any sleeping space below 4.64 m² is not allowed to be used for accommodation under any circumstances.
Kitchen and Bathroom Facilities
Shared amenities must be proportionate to the number of tenants. Tower Hamlets generally expects:
At least 1 bathroom per 4–5 occupants
A kitchen layout that includes sink, oven, hob, and storage space per 3–5 tenants
Surfaces and materials that are durable and hygienic
Adequate waste disposal systems
Fire Safety and Emergency Measures
You must ensure:
Smoke alarms are installed on each floor
Heat alarms are fitted in all kitchens
Escape routes are clearly marked and free from obstructions
Fire doors are installed between high-risk areas
A Fire Risk Assessment is carried out (recommended, sometimes required)
Condition and Maintenance
The property must also be:
In good general condition and free from serious hazards
Properly heated and insulated
Well-ventilated and clean, especially in communal areas
Operating an HMO in Tower Hamlets means more than just collecting rent. Local rules are detailed and tightly enforced, and even experienced landlords can face enforcement action if they overlook key requirements.
Many landlords believe small shared properties don’t require licensing. But due to the additional licensing scheme, even properties with just three unrelated people can trigger the requirement. Always check against the current criteria, and apply early to avoid penalties.
Even if your HMO meets licensing conditions, you may still be breaching planning law. Since Article 4 is in place across Tower Hamlets, converting a single-family home into an HMO (3–6 people) now requires planning permission. Letting without consent risks formal enforcement notices.
Missing documents , like floor plans, safety certificates, or proof of management arrangements, can delay or even block your application. Double-check your file before submission.
Tower Hamlets follows national space standards. Rooms under 6.51 m² for adults or 4.64 m² for children under 10 cannot be used as sleeping spaces. Using undersized rooms may invalidate your licence or cause it to be revoked.
Despite tighter licensing and planning controls, Tower Hamlets continues to attract property investors and landlords focused on the HMO market. Its central location, diverse tenant base, and strong yields make it a consistent performer in London’s rental sector.
By letting rooms individually, landlords can typically generate higher gross returns per square foot, even after licensing and compliance costs. Tower Hamlets has one of the strongest rental yields in inner East London, especially in well-located 3–5 bedroom homes.
Many areas within Tower Hamlets — such as Mile End and Stepney Green , have seen consistent growth in property values. With the borough’s ongoing regeneration, including projects around Canary Wharf and the Royal London Hospital, long-term capital appreciation remains a viable prospect.
Due to the complexities around licensing and Article 4 planning, many landlords avoid entering the market, reducing the number of compliant, legal HMOs. For investors willing to meet the standards, this creates an undersupplied niche with steady demand.
Tower Hamlets offers excellent transport links, including the DLR, Elizabeth Line, and Overground connections, making it ideal for:
Young professionals
Postgraduates and students (Queen Mary University)
NHS and public sector workers
Contractors based in Canary Wharf and The City
Demand for shared housing in areas like Bethnal Green, Bow, and Whitechapel remains strong, especially as single lets become less affordable.
Whether you’re applying for your first HMO licence or managing a growing portfolio, staying compliant in Tower Hamlets requires careful attention to both licensing and planning rules. At Pisoria, we’ve been helping landlords navigate complex HMO requirements across London for over 14 years. We know what local councils expect, and how to avoid costly mistakes.
How We Can Help
Whether you’re just getting started or managing multiple HMOs, we offer:
Initial property review : check if your home qualifies as an HMO
Fixed-fee licence application service : done-for-you support
Planning permission advice : for large HMOs or changes of use
Full property management : optional, with compliance guaranteed
We’ll help you stay compliant and profitable
Yes. Tower Hamlets operates an additional licensing scheme, so if your property is rented to 3 or more unrelated people who share facilities, a licence is required.
Yes. Since January 2021, an Article 4 Direction has been in effect. You must apply for planning permission to convert a single-family home into a small HMO (3–6 people).
Fees vary depending on the property size. Mandatory licences typically start at around £520, while additional licences begin from £450. Renewals may be discounted.
Yes — in many cases. Due to the borough-wide Article 4 Direction, planning permission is required even for small HMOs (3–6 people) in most circumstances.
You could face fines up to £30,000, a criminal record, or a Rent Repayment Order requiring you to refund up to 12 months' rent to tenants. Non-compliance with planning rules may lead to enforcement action.
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