If you own or manage a shared rental property in Westminster, understanding the local rules around Houses in Multiple Occupation (HMOs) is essential. Westminster Council enforces strict licensing and planning regulations, and even a simple shared flat with three tenants could require planning permission before it can legally operate as an HMO.
This guide explains everything landlords need to know, from who needs a licence, to how planning permission works under Westminster’s Article 4 Direction, and what standards your property must meet to stay compliant.
Whether you’re letting out a flat in Pimlico or managing a multi-storey townhouse in Marylebone, getting HMO licensing right in Westminster is critical to protecting your investment and avoiding serious penalties.
Not all shared properties are automatically classed as HMOs, but many are — and in Westminster, the rules are tightly enforced. If you rent your property to multiple unrelated tenants, it’s important to understand whether you legally require a licence.
You must apply for an HMO licence in Westminster if:
Your property is rented to five or more people
Those people form two or more separate households
They share common facilities, such as a kitchen or bathroom
This is in line with national regulations under the Housing Act 2004.
As of now, Westminster Council does not operate an additional licensing scheme. This means that HMOs with fewer than five tenants typically do not require a licence — however, other rules may still apply, especially around planning (see next section).
Always check for updates, as boroughs regularly review and expand licensing zones.
A “household” means a single person or members of the same family. So, for example:
A couple = one household
Three unrelated friends = three households
Two siblings and one friend = two households
If the people renting your property are not related and share facilities, it’s very likely to be classed as an HMO.
Licensing is only part of the legal picture. In Westminster, planning permission is often required before you can legally use a property as an HMO — even for smaller shared homes.
This catches many landlords off guard, especially those who assume that getting an HMO licence is enough to stay compliant. It isn’t.
Westminster Council has introduced an Article 4 Direction, which removes permitted development rights for small HMOs (3–6 people).
This means:
If you want to convert a single-family home (Use Class C3) into an HMO (Use Class C4), you must apply for full planning permission.
This applies even if you’re renting to just three unrelated people.
Letting without planning consent can trigger enforcement action , including notices to revert the property back to C3 use.
If your property will house seven or more tenants, it automatically falls under the Sui Generis use class. This type of HMO always requires planning permission, regardless of location or licensing status.
Letting an HMO in Westminster without the correct planning consent can lead to:
Enforcement notices
Difficulty remortgaging or selling the property
Fines and legal costs
Delays with licensing approval
It’s important to understand that licensing and planning are separate systems — you may need one, the other, or both depending on your property.
If your property meets the criteria for mandatory licensing, you must apply through Westminster City Council. The application process involves several key steps and supporting documents, so it’s important to prepare thoroughly.
Review eligibility
Confirm that your property meets the licensing threshold (5+ tenants, 2+ households, shared facilities).
Check planning status
Ensure your property has the necessary planning consent, especially if affected by Article 4.
Gather required documentation
You’ll need to submit:
Proof of ownership
Gas Safety Certificate (CP12)
Electrical Installation Condition Report (EICR)
Fire detection and emergency lighting certificates
Floor plan showing room dimensions and layout
Tenancy agreements
Management arrangements (if applicable)
Submit your application
Applications must be completed online via the Westminster Council licensing portal.
Pay the licence fee
Westminster charges a fee based on the number of units or tenants. A typical five-year licence starts from around £1,100, but costs can vary.
Prepare for inspection
A housing officer may visit your property to assess compliance. They’ll review fire safety, room sizes, amenities, waste storage, and general condition.
Processing times vary, but most applications are reviewed within 8 to 12 weeks, assuming all documents are correct and planning is in place. Delays are common if any part of the application is incomplete.
Meeting the minimum standards set by Westminster Council is essential for obtaining — and keeping — your HMO licence. These standards cover the condition, layout, safety, and facilities of the property, and they’re designed to ensure a safe and comfortable environment for tenants.
Your property must meet national minimum space standards, enforced by Westminster:
Single room (1 adult): at least 6.51 m²
Double room (2 adults): at least 10.22 m²
Room for a child under 10: at least 4.64 m²
Rooms smaller than 4.64 m² cannot be used for sleeping under any circumstances
The council will also consider ceiling height, natural light, ventilation, and layout.
Shared facilities must be adequate for the number of occupants. Westminster typically expects:
A ratio of 1 bathroom per 4–5 people
A sink, hob, oven, and fridge space for every 3–5 tenants
Durable, easy-to-clean surfaces
Proper waste storage and ventilation
Additional facilities may be required in larger HMOs.
You must install and maintain:
Smoke alarms on each floor and heat alarms in kitchens
Fire doors separating high-risk areas (like kitchens and stairwells)
Emergency lighting and clear escape routes
A fire risk assessment (strongly recommended, sometimes required)
Fire safety standards are taken seriously and often reviewed during inspections.
Westminster expects HMOs to be:
Free from serious hazards under the Housing Health and Safety Rating System (HHSRS)
Well-maintained and structurally sound
Equipped with adequate heating and insulation
Kept clean and safe in all communal areas
Letting an HMO in Westminster comes with strict legal responsibilities. Even experienced landlords can run into trouble if they misunderstand the difference between licensing and planning, or overlook seemingly small details. Here are the most common pitfalls to avoid:
Many landlords think that having an HMO licence means they’re fully compliant, but in Westminster, that’s often not true. Due to the borough’s Article 4 Direction, you may also need planning permission, even for small HMOs (3–6 people).
Operating without the proper planning consent can result in enforcement action, even if your HMO is licensed.
Incomplete or missing documents, such as a floor plan, EICR, or fire alarm certificate, can delay your licence application or cause it to be refused.
Always double-check your submission, and keep certificates up to date.
Rooms that don’t meet the legal minimum size cannot be used for sleeping. Trying to squeeze in too many tenants is a common mistake — and one the council will flag during inspections.
Properties with missing alarms, non-compliant fire doors, or no emergency lighting often fail inspections. Inadequate bins and communal area maintenance can also lead to complaints or licence conditions.
HMO rules and licensing schemes are not the same across the UK , and in London, they can vary dramatically from one borough to the next.
Some councils require a licence for just three tenants, while others apply additional standards for things like fire safety, room sizes, and amenities. These local rules are constantly evolving, and many councils run public consultations or launch new schemes with limited notice.
That’s why it’s essential to check the current requirements directly with your local authority.
Westminster offers exceptional transport links, proximity to major employers, universities, and cultural landmarks. Shared housing remains in high demand among:
In a market where single lets may sit empty longer, HMOs tend to remain occupied.
Due to high rents in Westminster, HMOs often outperform standard single-tenancy properties in terms of gross yield per square foot. By letting individual rooms, landlords can generate significantly higher returns, even after licensing and compliance costs.
Property values in Westminster have shown long-term resilience. For landlords with a long-term investment strategy, HMOs in central boroughs offer both steady rental income and asset growth.
The stricter the rules, the fewer landlords are willing to enter the market — creating a supply gap. If you’re willing to invest in proper licensing, planning, and safety, you’ll be well-positioned to attract reliable tenants at premium rates.
Whether you’re applying for your first HMO licence or managing a growing portfolio, staying compliant in Westminster requires local knowledge, attention to detail, and up-to-date understanding of both licensing and planning regulations.
At Pisoria, we specialise in helping landlords simplify the process , and avoid costly mistakes.
If you’re unsure where to start, we offer:
Yes — Westminster has an Article 4 Direction. Even small HMOs (3–6 unrelated tenants) require full planning permission before legal use.
Licensing fees typically start from around £1,100 for five years. Final cost depends on property size and number of tenants.
Most applications take 8–12 weeks, depending on document completeness and council workload. Inspections may extend the timeline.
You could face fines up to £30,000, a criminal offence, or a Rent Repayment Order requiring repayment of up to 12 months’ rent to tenants.
You’ll need: a floor plan, Gas Safety Certificate, EICR, fire alarm certificate, tenancy agreements, and management details.
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