Houses in Multiple Occupation (HMO) policy
You can now read about the adoption of the interim HMO policy and findings from this consultation in the phase section at the bottom of this page.
Background
Last year, in light of evidence of increased numbers of Houses in Multiple Occupation (HMOs) across the county, we consulted on the introduction of a new planning measure (Article 4) to help control the amount and location of them. The proposal was strongly supported by around 80% of respondents and the introduction of a new Article 4 agreed in November 2025.
This more recent consultation was about the policy that will support this measure. It was your opportunity to read and provide any comments on the draft policy before it was finally agreed.
Article 4s and HMOs
Article 4s can be put in place where there is evidence that concentrations of HMO properties are to the detriment of maintaining mixed and balanced communities.
There are already Article 4s, with a supporting planning policy, in place in Durham City and its surrounding areas to control concentrations of HMO properties predominantly occupied by students. This policy remains as is and is not affected by this consultation.
The draft HMO planning policy for the rest of the county is required to specifically address HMO applications outside of the Durham City Article 4 areas in advance of a new County Durham Plan.
Once agreed, the policy will give all stakeholders clarity on how planning applications for HMOs in these areas will be determined when the new Article 4 comes into effect on 17 August 2026.
Please note - this policy will be an interim one and the policy approach to HMOs in all areas of the county will be reviewed again as part of the process to develop the new County Durham Plan (work starting soon).
Interim HMO policy details (consultation version)
The draft policy includes a map of the areas covered by it. The main aspects of the draft HMO policy are outlined below.
To prevent over concentrations, the policy sets out that HMOs should not lead to:
- three or more of the 10 nearest properties being HMOs (as identified through mandatory and selective licensing data); or
- ‘sandwiching’ of a residential property between two HMO properties (as identified through mandatory and selective licensing data), or an HMO and a property that is not a house.
The policy also sets detailed requirements to ensure the HMO provides a high standard of accommodation for those living there and that the living conditions of neighbouring residents is protected.
What else is available to tackle HMO related issues?
We have a range of powers to crackdown on HMO-related issues, such as planning and licensing enforcement and environmental health notices. We also have a successful selective licensing scheme, where all HMOs in allocated areas require a licence whatever their size.
Phases
Consultation outcome and policy adoption
The Interim Houses in Multiple Occupation (HMO) outside Durham City Policy was adopted at our Full Council meeting on 15 July, following Cabinet approval earlier in July 2026.
Consultation summary
In total, 172 responses were received to the consultation; 158 via the Let’s Talk platform and 14 via email. Of those who responded to the consultation question ‘Do you agree with the draft interim policy for houses in multiple occupation (HMOs)?’; 50% agreed with the policy, 39% disagreed, and 11% neither agreed or disagreed. Most responses focused on the negative impacts of HMOs and did not specifically address the policy. This was the case for both those who stated they agreed and disagreed with the policy. There was, however, broad support for controlling the number of HMOs, and improving standards of accommodation.
Key comments on the policy included:
- The strength of the proposed threshold: Some respondents felt the draft policy allowed for too many HMOs, whilst a smaller number emphasised the importance of HMOs in meeting housing needs.
- Data sets: Some respondents raised concerns about relying on selective and mandatory licensing data to identify HMOs due to its limitations.
- Policy coverage: Belmont Parish Council, Durham City Trust, Durham Parish Council, Gilesgate Residents Association, and a small number of residents, felt the policy should apply in the Durham City Article 4 areas.
Key changes made to the policy following the consultation
- An additional criterion has been added to state HMOs will not be permitted if, including the proposed development, the proportion of HMOs would exceed 10% of the total number of residential units within a 100 metre radius of the application site.
- In addition, the threshold has been strengthened to state that proposals will not be permitted if any of the 10 nearest properties to the application site are HMOs. Further clarification has been added as to how this will be measured.
- Supporting text now specifies how, in addition to licensing data, HMOs will be identified using defined council tax and planning data and, when publicly available, the emerging National Landlord Database.
Note: In terms of policy coverage, existing Local Plan policy 16 was developed to address concentrations of student HMOs, however, outside of Durham City the majority of HMOs are not student occupied. An interim planning policy is, therefore, required to fill a policy gap and manage HMOs outside the Durham City Article 4 areas. The interim policy cannot be used to amend or override policy 16 which has been independently examined and found sound by a Planning Inspector. However, we are currently in the initial stages of developing a new Local Plan ( the County Durham Plan). Through this process, the approach to HMOs within Durham City and across the wider county will be revisited.
Detailed feedback about the consultation
You can read the Cabinet report on the Cabinet meeting page (Agenda Item 7). The report includes the full Statement of Consultation in Appendix 2, the interim HMO policy incorporating proposed changes following the consultation in Appendix 3 and a track changed version of the policy in Appendix 4.
Publication of the adopted policy
Now it has been adopted, the final policy can be viewed on the County Council's website. The Article 4, which the policy supports, comes into effect on 17 August 2026.
Events
Past events
Event date: April 21st, 2026 from 12:30 to 13:30.
16 registrants
Event date: April 22nd, 2026 from 16:30 to 17:30.
3 registrants