Residents of Tuebrook, Liverpool, have expressed outrage over the proliferation of Houses in Multiple Occupation (HMOs) and short-term rentals, claiming their neighborhood has become the "HMO capital of Liverpool." They accuse landlords and property developers of converting family homes into box-room flats and "party pads," prioritizing profits over community well-being.
Incidents of Anti-Social Behaviour
The Liverpool ECHO heard from multiple residents detailing the impact of HMOs and short-term rentals, including incidents of violence, drunkenness, and general anti-social behavior. One particularly egregious story involved a group of drunken men on a stag do, staying in a family home turned party pad, who chanted "Get your t**s out!" at a female resident walking into her house. This incident appalled the street, and locals say they are now forced to deal with the fallout as more homes are converted.
Residents' Concerns
Stephen Baird, 50, a long-time Tuebrook resident, described the area as a great place to live with a strong sense of community. He said: "This area has changed a lot over the years, with lots of people from different countries living together and there’s a nice sense of harmony. All the kids play together in the streets, everyone sits out in the front, especially in the summer, chatting away to each other, it’s a good family-centred place Tuebrook. But then property developers are putting in these HMOs and party apartments, right in the middle of a residential community with established family homes. It’s totally out of order, and people are rightly worried because these property owners, the ones building these HMOs and Airbnbs, they’re just ignoring the rules and they don’t care about our community, they just want their money. Something needs to change because it can’t go on like this."
Councillors' Findings
Local councillors have criticized unscrupulous absentee developers, often based in London, who flout licensing and planning regulations. Councillor Joe Dunne compiled a research document identifying 105 houses of concern in one area. He submitted his findings to Liverpool City Council (LCC), calling for a wide-ranging corporate response to tackle regulatory shortfalls. Cllr Dunne said: "The scale of HMOs in parts of Tuebrook has become completely unacceptable. This is not about opposing people having somewhere to live, everyone deserves safe, decent housing, but our community cannot continue to absorb large numbers of poorly managed HMOs without proper planning control, enforcement or consideration of the impact on neighbours. We are seeing family homes lost, increased pressure on parking and bins, more complaints about noise, waste and anti-social behaviour, and streets where long-standing residents feel their community is changing without any real say. Too often, neighbours are left dealing with the consequences while landlords and providers profit from properties that may not have the correct planning permission or proper oversight."
Council's Response
Liverpool City Council told the ECHO that HMOs account for less than 1% of properties in Tuebrook and highlighted an Article 4 directive introduced in 2021 requiring all HMO projects to secure planning permission. However, Cllrs Dunne and Billy Lake said the council does not know the actual number of HMOs because many are developed without permission or licenses. Cllr Dunne showed several listings on booking and rental websites within a 200-meter radius, none of which, he said, would have planning permission. The council stated it has received complaints and is investigating, with ongoing planning enforcement in the area. Cabinet Member for Housing, Cllr Hetty Wood, said tackling poor housing is a top priority, noting investment in recruiting more staff. She added: "We will not let bad landlords take over or spoil our communities. We introduced new rules in 2021 which mean that all new HMOs in certain parts of the city, including those in Tuebrook, must secure planning permission. We anticipate that this provision will be extended to the whole of the city in the near future. We will also shortly start a consultation on making our existing Landlord Licensing scheme city-wide."
Statistics and Enforcement
Since 2021, 260 applications for HMOs have been rejected, and 322 inspections have taken place in Tuebrook over the last year, resulting in 55 breaches and six convictions. The council has hired seven additional staff and seeks to recruit 27 more for intelligence-led enforcement targeting unlicensed properties and criminal landlords. Cllr Wood said: "In the most serious cases, the council will use the full weight of its powers to prosecute exploitative landlords."
Resident Experiences
Cathy Williams, 62, a retired lecturer who moved to Tuebrook for its Victorian houses and community, noted significant changes due to HMOs. She said: "On the road I live on, there are lots of families, and generational families living here for many decades, in houses close to each other. It's a really nice community. Parking on the road is an increasingly frustrating issue, because with all the HMOs, there's a lot more cars on the streets. It got to the point where if I did have to drive out for a hospital appointment and come back, I’d have to park three roads away and then walk back in the dark to my house. The infrastructure isn’t there, really, for multiple occupation. It’s just not there." She described a house backing onto hers that was sold to a developer who converted a three-bed house into a six-bed HMO despite planning refusal, advertising it as "HMO compliant."
Cllr Lake said: "This is a fantastic place to live, with a vibrant, inclusive and family-friendly community, but the bonds we're trying to build here are being undermined by rampant speculators, only interested in profits, and with little to no thought for the people who live here."
