Parking is a key consideration when it comes to Houses in Multiple Occupation (HMOs). Whether you're navigating planning permission or managing tenant expectations, it’s essential to know what you are required to cater for, as well as what you could provide to enhance the appeal to tenants.
The planning permission puzzle
For landlords developing HMOs, it is important to note that not proposing the correct parking provision can be a basis for planning refusal.
Parking requirements vary from council to council, with each Local Authority having their own specific parking standards. These are usually set out in their Parking Supplementary Planning Guidance (SPGs), further supported by specific transport policy in the council’s Local Development Framework. That being said, many councils may not have specific parking standards for HMOs. In such cases, they are likely to rely on their general residential parking guidance and consider site specific circumstances, such as the availability and accessibility of off-site parking, existing local pressures on traffic flow, cycle storage and alternative public transport options.
Some Local Authorities actually specify “maximum” parking standards. This is to control the level of parking provision and ensure that only what is necessary is included. In these cases, an HMO planning application could be refused for having too much parking. Some reasons for this many be:
- To discourage car-use, particularly in areas with good cycle infrastructure, public transport and walkability such as city centres. This is in-keeping with the national and local drive to reduce emissions and air pollution; as well as promote health and well-being.
- To discourage the conversion of front gardens to parking spaces. By encouraging green spaces here instead, there can be a positive visual, amenity and biodiversity impact.
It’s now not unlikely for some councils to require you to have electric charging provisions. Providing sufficient, enclosed and secure cycle storage also tends to be a consistent requirement for HMO planning applications.
However, other councils may have the more expected “minimum” parking standards. This is often in areas where car-demand is perceived as high, or where the guidance is due to be updated. In some cases, this can lead to a requirement of up to one parking space per bedroom for HMO proposals.
Although ensuring safe and sufficient parking provision is essential, some parking standards may appear excessive or disconnected from the realities of HMO car demand and impact. For example, the ‘Bath & North East Somerset Parking Policy Review – Student, HMO and New Housing Development Research’ report found that:
“Applying average number of vehicles per HMO to average number of bedrooms per HMO show that there is roughly one vehicle (= car) to every 4 to 5 bedrooms. Incidence of vehicles to bedrooms is marginally higher in non-student households than student households, but not significantly so”.
Another report also found that “64% of adults within Merton have access to a car; However, only 15% of HMO tenants have access to a car” and that “Across the 35 HMO’s sampled car ownership doesn’t surpass two cars”.
The research concluded:
“In summary HMO accommodation encourages a significantly car-less lifestyle, often due to the careful citing of properties near key transport links and contrary to opinion here, often leads to a net reduction in the need for parking provision as evidenced”.
Previous appeal decisions have also found that high car ownership could just as easily arise from a family homes compared to an HMO.
It is therefore important to ensure that HMO planning applications are sufficiently supported by relevant data and parking surveys where necessary to accurately communicate how much car parking is needed. This can help mitigate the associated environmental and visual impact, whilst also providing enough car parking and keeping the local area safe.
The hybrid HMO
One of the biggest changes in recent years has been the rise of remote working. Many HMO tenants, especially young professionals, may ask to work from home or only commute occasionally.
On the one hand, this can reduce the overall need for car ownership and parking, but the reality is that it could increase the need for parking at an HMO. If the tenant already owned a car but rarely travels to work, there are arguably more cars at the property for longer periods.
The working from home saga is not always practical in a shared house too. So, in addition to, or perhaps instead of parking, landlords need to consider home office provisions and how this could impact the atmosphere in the property.
The tenant equation: managing expectations
Once your HMO is up and running, the next challenge is managing parking among tenants. If your property has limited off-road parking spaces but a high probability of attracting mostly car-owners, then clear communication and policies are essential to avoid disputes.
- Consider parking policies in tenancy agreements: If there’s limited off-road parking, make it clear how spaces will be allocated—first-come, first-served, or perhaps prioritising tenants willing to pay a small premium. After all, it’s an additional facility just like an en-suite bathroom.
- Promote the use of public transport: Such as cycling, or walking and consider installing bike storage – this is always a huge plus among our Franchise Partners’ tenants and is an important environmental consideration. You can also provide information on local transport links and nearby parking regulations, if applicable, in your tenant welcome pack.
- Encourage tenants to park considerately: HMOs are often located in residential areas where parking can already be a hot topic.so being a good neighbour is vital.. It is worth making sure that your neighbours can contact you directly should they have any concerns. This should allow you to manage parking issues that come up promptly and effectively where appropriate.
Parking provision is an evolving issue, especially in light of changing travel habits and sustainability goals. While local authorities may push for extensive parking in HMOs, evidence suggests this isn’t always necessary—or even desirable.
Ultimately, HMOs with excellent public transport links, thoughtful parking policies, and modern tenant amenities remain highly desirable, proving that limited parking doesn’t have to be a roadblock to success.
