HMO conversion in Birmingham
Do you need planning permission to turn a house into an HMO in Birmingham? Yes, anywhere in the city: a city-wide Article 4 Direction has applied since 8 June 2020, so even a small HMO of 3 to 6 people needs a planning application.[1] Class L of the General Permitted Development Order permits a change between a dwellinghouse (C3) and a small HMO (C4, 3 to 6 unrelated sharers) without planning permission, unless a council has made an Article 4 direction removing it.[2]
Local rules for an HMO conversion in Birmingham
- A city-wide Article 4 Direction, in force from 8 June 2020, means a planning application is needed to convert a C3 house to a small (3 to 6 person) C4 HMO anywhere in Birmingham.[1] The council adopted an HMO supplementary planning document on 26 April 2022.[1]
- A change from C3 to a sui generis HMO for 7 or more people has always needed planning permission.[3]
- The council publishes a dedicated validation checklist for change of use from C3 dwellings to C4 or sui generis HMOs, and HMOs of any size now need a planning application.[4]
- Licensing is separate. Since 5 June 2023 a smaller HMO with 3 or 4 occupants in 2 or more households needs an additional licence, at £755 per licence, and the mandatory licence still applies at 5 or more occupants.[5]
- Birmingham's local validation criteria (2021) require information on the Nationally Described Space Standards, accessible and adaptable homes, and outdoor amenity space for new dwellings under Policy DM10.[6]
How Birmingham handles these applications
Between July 2025 and June 2026 Birmingham made 288 decisions on change-of-use applications of every kind, granting 166, which is 57.6%.[7]
There are currently 29 recognised conservation areas in the city, and some of them are protected by Article 4(2) Directions.[8]
Average prices in August 2026 were £223,462 for a terraced home, £276,268 for a semi-detached one and £143,861 for a flat.[9] These figures are context for the purchase price, not a guide to rental yield.
What it costs
Our fixed price for an HMO conversion is £3,000 (VAT_WORDING_TBC), and the fee charged by the council is paid on top.
Asking for the proposal costs nothing, and ordering is a separate step.
Charges and fees that come from the council or from national rules:
- For minor operations (up to 5 residential units, or other development up to 500 sqm, including change of use), Birmingham's 2026-27 pre-application charge is £332.40 including VAT for written advice and £499.20 if a meeting is requested.[10]
- Birmingham's residential CIL is £101.85 per sqm indexed (£69 unindexed) in the high-value zones 1 to 3; the low-value zones 4 to 7 and the Green Belt are £0.[11]
What the work looks like
Questions people ask
What share of change-of-use applications does Birmingham approve?
For the 12 months to 30 June 2026 the PS2 table gives a change-of-use grant rate of 57.6% in Birmingham.[7] It is an average across every kind of change of use.
What does Birmingham's additional licence cover?
Since 5 June 2023 an HMO with 3 or 4 occupants in 2 or more households needs an additional licence, at £755 per licence.[5]
Will an HMO conversion in Birmingham definitely get approved if Plandome prepares it?
No. Plandome prepares the application, but Birmingham decides it, and no consultant can promise the outcome.
Does this page replace checking my own property?
No. It summarises published sources as they stood on 14 November 2026. Your property may be subject to conditions or designations that a general page cannot cover.