# What planning use class is an HMO?

Canonical source: https://rivermarkproperty.com/guides/planning-use-classes/house-in-multiple-occupation/

A small house in multiple occupation in England generally falls within Class C4 when it has three to six qualifying unrelated occupants who share basic amenities.

## The detail.

Larger HMOs can be sui generis. Whether a change needs an application depends on the facts and local restrictions, including any applicable Article 4 direction.

This guidance applies to England. The lawful use, conditions, any proposed works and the facts of the operation should be checked for each property.

## What to check.

-   Confirm the number of occupants and how they use the property.
-   Check local planning and HMO licensing requirements separately.

A planning adviser or the local planning authority can advise on the specific property and proposal.

## Sources.

-   [Planning Portal: use classes in England](https://www.planningportal.co.uk/permission/common-projects/change-of-use/use-classes/)
-   [GOV.UK: when is permission required?](https://www.gov.uk/guidance/when-is-permission-required)

Sources reviewed 6 November 2026. General information, not a planning opinion.

## Related questions.

-   [What is Class C4 planning use?](https://rivermarkproperty.com/guides/planning-use-classes/class-c4/)
-   [What is Class C3 planning use?](https://rivermarkproperty.com/guides/planning-use-classes/class-c3/)
-   [What are Class C planning uses?](https://rivermarkproperty.com/guides/planning-use-classes/class-c/)
-   [What does sui generis mean in planning?](https://rivermarkproperty.com/guides/planning-use-classes/sui-generis/)

[See all planning use class guides](https://rivermarkproperty.com/guides/planning-use-classes/)

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