HMO licensing in the Midlands, council by council

Which HMO rules apply everywhere in the Midlands?

Mandatory HMO licensing applies in every council area in England. A house needs a licence if five or more people forming two or more households live there and share facilities. National minimum room sizes apply to every licensed HMO, and large HMOs of seven or more people always need planning permission because they fall outside use class C4.

On top of these national rules, each council can add its own. The two that make the biggest difference are additional licensing, which brings smaller HMOs into licensing, and Article 4 directions, which mean planning permission is needed to turn a family house into a small HMO.

Which Midlands councils have Article 4 directions for small HMOs?

We found an Article 4 direction covering all or part of the area in: Birmingham City Council, Broxtowe Borough Council, Charnwood Borough Council, City of Lincoln Council, City of Wolverhampton Council, Coventry City Council, Derby City Council, Dudley Council, Hinckley and Bosworth Borough Council, Leicester City Council, North Northamptonshire Council, Nottingham City Council, Rugby Borough Council, Stoke-on-Trent City Council, Walsall Council, Warwick District Council, West Northamptonshire Council, Worcester City Council.

Directions due to start or proposed: Erewash Borough Council (Due to start 6 March 2027: Ilkeston, most of Long Eaton and parts of Sandiacre and Sawley); Gedling Borough Council (Proposed for three streets in Netherfield, not in force when checked); Newcastle-under-Lyme Borough Council (The council is investigating a borough-wide direction; none in force when checked); Sandwell Council (Cabinet approved an immediate borough-wide direction on 14 October 2026; not confirmed as in force when checked); Solihull Council (The council is exploring a direction for smaller HMOs; none in force when checked); Telford & Wrekin Council (Borough-wide, due to start 27 February 2027); Wyre Forest District Council (Kidderminster only, due to start 20 February 2027).

A direction does not ban HMOs. It means the council decides each change of use through a planning application, often using a policy on how many HMOs a street or area can take.

Which Midlands councils run additional licensing?

We found additional HMO licensing in force across all or part of: Birmingham City Council, Charnwood Borough Council, Coventry City Council, Nottingham City Council, Sandwell Council, Walsall Council, Warwick District Council, West Northamptonshire Council, Worcester City Council.

Where a scheme applies, smaller HMOs, typically three or four people from two or more households, need a licence as well as the larger houses covered by mandatory licensing.

Council-by-council summary

Checked October 2026. "Not confirmed" means we could not confirm the position from the council's own website, not that no scheme exists. Use our licensing checker for links to each council's HMO page.

What is changing next?

The private rented sector database is due to open on 15 December 2026, starting in the West Midlands, subject to Parliament approving the regulations. The East Midlands is expected to follow in early 2027. Since 23 December 2024 councils have been able to make licensing schemes of any size without Secretary of State approval, so new schemes can appear at short notice. Check the council for the exact address before you buy or convert.

Sources

• Licensing of houses in multiple occupation (GOV.UK)
• Housing Act 2004, section 254
• Use Classes Order, classes C3 and C4

This guide explains the rules in England as we understood them in October 2026. It is general information, not legal or financial advice. Check with your council and take professional advice for your own situation.