Borough Council vows to take stronger action to curb HMOs

Walton Street, Long Eaton (Credit: Google Maps)

An increase in Erewash homes being bought to house multiple tenants is seeing the borough council having to seek a legal dispensation so it can properly crack down on those getting converted under the radar, concerned councillors have been told.

The town hall is on a mission to stem the proliferation of unregulated HMOs – houses in multiple occupation – but has been hamstrung by national rules exempting smaller ones from needing planning consent.

Owners of properties that are rented to six occupants or fewer have been able to cite “permitted development rights” – meaning people living nearby cannot object on the grounds of any impact they may suffer.

The rights can only be removed under what is known as an Article 4 direction – which the authority has started the process of bringing in for HMOs in Long Eaton, Ilkeston and Sandiacre.

Cllr Curtis Howard – Erewash’s Lead Member for Planning and Regeneration – hit out at how the procedure is long and drawn out. He said this was because “the system is set up to benefit property owners, not local people”.

Cllr Howard said: “It takes a year – meaning the earliest that Erewash can bring in tougher planning rules is early in 2027. In the meantime we are taking a number of measures to control these HMOs, including an initiative to ensure all are licensed and in proper order. A major investigation that was launched by the authority found many were not.” He also vowed: “We will be hiring a whole new team to enforce the new Renters’ Rights Act, which is again about making sure landlords follow all the rules.”

The introduction of Article 4 directions by neighbouring authorities is likely to be a reason Erewash is targeted by property developers looking to maximise profits, says a council report. Nottingham City Council imposed one in March 2012. Broxtowe council followed in March 2022 for a large part of Beeston – where there is a high concentration of student HMOs. Early last summer Derby joined in – with an Article 4 direction covering a chunk of the inner city.

The report by Erewash planning chiefs said young professionals and key workers looking for affordable accommodation were attracted to HMOs in Erewash because of the borough’s “good transport links”.

Three-bed Victorian terraces are highly prized by HMO landlords looking to rent out six rooms – pushing up prices for local people desperate to get on the housing ladder.

The lounge typically gets converted into a bedroom – with additional ones added to the loft and the rear via permitted development rights for extensions. Because the council has no say it has been hard for the authority to keep track of the number of HMOs in the borough. Its investigation to pinpoint them estimates the current number at around 160.