The Essential Guide to HMO Planning Permission in Southeast London

Introduction

Converting properties into Houses in Multiple Occupation (HMOs) in Southeast London can significantly boost rental yields often 15-20% higher than standard buy-to-lets. This investment strategy works particularly well in areas like Lewisham, Greenwich, and Southwark, where professional sharers seek affordable accommodation. However, many landlords overlook crucial planning requirements, risking enforcement action, substantial fines, and even mandatory property restoration. It very important to check your local council website and review whether your property is within an article 4 direction or whether your property benefits from Permitted Developments rights, allowing you to lawfully convert your property from C3 to C4, if you do not apply for a lawful development certificate you may face challenges, our Complete HMO Planning Permission Guide can simplify the approval process.

Permitted Development vs Full Planning

Southeast London have many different boroughs which some have already applied to restrict permitted developments rights allowing for the conversion of c3 to c4 small HMO . Bromley and Bexley still allow some HMO conversions under Permitted Development rights, meaning you might convert a family home to a small HMO (up to 6 unrelated occupants) without formal planning permission. However, Southwark, Lewisham, and Greenwich have implemented Article 4 Directions, removing these rights.

You'll absolutely need full planning permission when:

• Converting to a large HMO (7+ occupants)

• Operating in an Article 4 Direction area

• Making significant structural alterations

• Changing the building's external appearance

After securing planning permission, you'll need to comply with Building Regulations for SE London Conversions to ensure your property meets all safety and habitation standards. Building regulations drawings will include things like, Fire blanket location, pokers on doors, different type of fire doors, bedroom layouts, kitchen layouts, the correct wall build ups so on and so fourth.

The 7-Point HMO Application Checklist

1. Pre-application advice: Schedule a meeting with your Local Planning Authority (LPA) to discuss your proposal before submission. This is known as pre application, costs cary from council to council so it best to review your council website. This will put you in a better position rather than wasting costs further.

2. Site surveys & floor plans: Commission accurate existing and proposed floor plans showing room sizes, fire escapes, and amenity spaces. Southeast London authorities typically require 6.5m² minimum bedroom sizes. This can be done from a chartered architectural technologist.

3. Fire safety & amenity reports: Prepare a detailed fire strategy showing escape routes, fire doors, and alarm systems. Include amenity calculations demonstrating compliance with local standards (typically 10m² of communal space per occupant).

4. Submitting via the London Planning Portal: Complete your application through the official portal, paying the appropriate fee (approximately £462 for a change of use).

5. Responding to LPA queries: Be prepared for additional information requests during the 8-week determination period. Prompt, thorough responses improve approval chances.

6. Decision notice & conditions: If approved, carefully review all conditions attached to your permission—these typically include maximum occupancy limits and facility requirements.

Top 3 Pitfalls & How to Avoid Them

Under-estimating fire-safety requirements: Southeast London planning authorities increasingly require sprinkler systems even in smaller HMOs. Budget an additional £3,000-5,000 for comprehensive fire protection systems and engage fire specialists early. However for planning application your Chartered Architectural technologist may be able to fill out a reasonable exception fire statement 

Ignoring minimum amenity-space rules: Southeast London boroughs typically require both indoor communal space and outdoor amenity areas. Properties without gardens often struggle to meet these standards, so assess compliance before purchase. Some council may impose space standard similar to the London Plan 2021 

Conclusion & Next Steps

Converting properties to HMOs in Southeast London offers excellent returns when done correctly. Proper planning permission is your foundation for a compliant, profitable investment. For technical guidance on HMO requirements, review our Complete HMO Planning Permission Guide, which includes sample applications and downloadable checklists.

For professional architectural and engineering services tailored to property development, explore the AC Design Solution homepage today.