Liverpool Council does not have a definitive figure for the number of houses of multiple occupation (HMOs) across the city, the authority's housing boss has admitted. The admission comes as the council announces efforts to curtail the conversion of family homes, following a Sunday Times report claiming almost 16,500 HMOs are now in operation.
Report claims significant rise
The newspaper's figure would represent an increase from nearly 5,000 in 2015 – a rise of more than 240%. An HMO is a property where three or more unrelated tenants live together, usually sharing kitchens and bathrooms. Private landlords in England and Wales can convert a single dwelling into an HMO with up to six tenants without planning permission, though a licence is required for five or more people.
Speaking to the ECHO, Cllr Hetty Wood said the broadsheet's findings had not taken into account different types of accommodation typically found in a city like Liverpool. The council launched its local plan in July, setting out a 15-year strategy to limit HMOs to just 10% of neighbourhood areas, retain more family dwellings, and prevent homes being "sandwiched" by shared occupancy properties.
Council leader describes efforts as a 'war'
The ECHO recently visited Fazakerley, where an 81-year-old woman is stuck between two HMOs being developed either side of her home. Council leader Cllr Liam Robinson described the authority's efforts as a "war" at a cabinet meeting. According to the Sunday Times, there are about 473,000 licensed and unlicensed HMOs in England, though the exact number is unclear.
Cllr Wood, who represents City Centre South ward, said: "We don't actually have a definitive number of HMOs in the city. Some HMOs, if they're above a certain size they have to be licensed, we know they're there. If they're below that, we don't always know that they're a HMO." She added that work had been undertaken with the Liverpool City Region Combined Authority to determine the true amount based on modelling and stock surveys.
Changing developer habits
Wood noted that HMOs have long been part of Liverpool as a university city, but now they are appearing in communities not used to them, sparking new awareness. The council has asked for input to "better assess the location and potential impacts of HMOs across Liverpool and determine the right solutions to best manage this type of housing, including whether additional controls through further Article 4 Directions (A4D) areas are necessary to protect the character and amenity of our neighbourhoods."
Article 4 directions allow councils to remove or restrict permitted development rights, such as converting family homes to HMOs. A direction was introduced around Greenbank in 2018 and later expanded to Edge Hill and Tuebrook. Wood said developer habits are changing, and the council is doing what it can within legislation. She added that some streets are predominantly HMOs and have been for a long time, and over development has always been an issue.
Wood acknowledged that some HMOs house healthcare workers, particularly near hospitals, but some occupants are left "paying mortgage rates in some areas for a room." She said expanding article 4 directions city-wide would help curb conversions on single streets, as highlighted in Fazakerley.
Selective licensing consultation
A further consultation is being launched on selective licensing throughout Liverpool. This requires landlords to obtain a licence to rent out certain privately rented homes in areas with low housing demand, anti-social behaviour, or high deprivation. It is currently in place in select locations. Wood said: "If the consultation comes back for that, that it's better for the entire city, I think that will be a real boon because then, properties that are smaller HMOs, do still have to be licensed under a selective license and we do then get notified of the number of tenants in that property. We'd be able to keep a better check on any type of private rented property if everywhere has a selective licence."
