Ilkeston, Long Eaton and Sandiacre could gain restrictions on HMOs to stop "cramped” homes

Three Derbyshire towns could gain restrictions on HMOs to stop what councillors claim has been a surge in “cramped” homes more akin to “prison cells” and “rabbit hutches”.

At a meeting this month, Erewash Borough Council approved the start of an 18-month process to bring in additional restrictions for HMOs (houses in multiple occupancy) in parts of Ilkeston, Long Eaton and Sandiacre.

The measures – known as article 4 – would make it mandatory for developers and landlords aiming to convert a property into a HMO to file a planning application.

As it stands, conversions of properties into HMOs with up to seven bedrooms do not need to file planning applications – though some choose to, while it is already essential to submit plans for conversions of eight beds or more.

The new restrictions would broaden the scope to all HMOs in order to gain a better idea and control over the amount of properties being converted and to ensure they are all sufficiently regulated.

HMOs which require planning applications also require adding to the borough’s HMO register, including a licence comprising further checks and balances to aid landlords and tenants alike.

These same restrictions have already been adopted in Derby and Nottingham.

A council meeting at Long Eaton Town Hall was told that there are 60 licensed HMOs in the three towns but more than double that of currently unlicensed HMOs.

It was told it would take 18 months to adopt the new restrictions due to the need to compile a detailed evidence base, which is ongoing, but Labour leadership promised undetailed immediate action on the issue.

Cllr Curtis Howard, Labour, the council’s lead member for town centres, regeneration and housing, claimed “rule-breaking” of HMO regulations by landlords had been evidence across the borough.

He said: “People have asked and we have listened. We do need to get a grip on this. It has been happening under our noses for far too long and we could have taken action sooner but we are taking action now.

“There has been a revolution on the streets. Homes built a century ago for the workers of Long Eaton have now been turned into investment opportunities.

“For us it has been a quiet revolution, but not for our residents. 

“It would not be a ban but it would give people new rights, the right to have a say.”

He claimed landlords and developers had been converting homes into HMOs where there is insufficient space for a reasonable quality of life.

Cllr Howard claimed developers and landlords were seeking “passive incomes” which they could brag about on the social media platform TikTok.

He said: “The welfare of their tenants will not be at the forefront of their minds but the padding of their pockets.”

Cllr Joel Bryan, Labour, said the council ought to be encouraging developers to build good quality apartments and flats, not HMOs.

He claimed many people were seeking “get rich quick schemes to advertise on TikTok”.

Cllr Bryan said rented flats were currently more than £700 a month in Long Eaton and that an affordable solution was needed which avoided low quality accommodation.

Cllr Andrew Prince, Conservative, said: “There are good landlords and bad landlords and we need to steer away from generalising the types of people who live in HMOs.

“HMOs can provide a roof over someone’s head who really needs it and if not for HMOS they could be under a bridge on the street.”

Cllr Wayne Major, Conservative opposition leader, said the restrictions could see a flood of conversions ahead of the changes and that it would broadly affect new plans, not the existing situation.

Cllr Paul Maginnis, Reform UK, said he used to live in a HMO and said this type of accommodation was essential for those on low incomes but said poorly run facilities can badly impact residents.

He referenced a dad who was sleeping on the floor of his home with his baby to avoid the noise from a neighbouring HMO.

Cllr James Dawson, Labour council leader, said: “Good landlords shouldn’t have a problem with being registered with the council. Our buildings are being turned into squats.

“They are looking to make a quick buck for a little rabbit hutch.”

Cllr Becca Everett, Labour deputy leader, who has lived in a HMO, said: “Developers have been shoving far too many people into family homes.

“I have genuine concerns for future residents. Some HMOs are more like prison cells. We have landlords who don’t care about damp and broken boilers. A good landlord will not make prison cells, they will make good quality housing.”

Cllr Harrison Broadhurst, Labour’s chair of planning, said Little Hallam Road in Ilkeston had been “taken over by HMOs”.

He said the council may well see itself peppered with HMO applications, but that these schemes are currently automatically allowed through permitted development rights.

Cllr Broadhurst said the council needed to set precedents for HMOs which provide a good quality of life, not which meet the bare minimum living space requirements.

Cllr Howard added: “The Wild West nature of this sector means it is rife with cowboys. They are overseeing cramped, damp rooms and profiteering from people’s misery.”