Ealing Council tightens HMO rules with new licensing and permission

Key Points

• Ealing Council tightens rules for converting family homes into houses in multiple occupation (HMOs).
• Planning permission will become mandatory for all HMOs, regardless of size.
• New local laws remove landlords’ automatic right to convert homes into small HMOs.
• Mandatory licensing introduced for HMOs to enforce management standards.
• Around 4,000 HMOs are currently licensed in Ealing; an estimated 1,500 remain unlicensed.
• Ealing’s enforcement team investigated over 120 properties, issuing 12 warnings and five referrals.
• Council leader Peter Mason cites a “small minority” of poor landlords prompting tougher regulation.
• Other London councils like Wandsworth and Hillingdon are implementing or considering similar HMO policies.

What is Ealing Council’s new policy on houses in multiple occupation?

As reported by journalist James Delaney of the Evening Standard, Ealing Council in west London has announced a significant crackdown on the creation and management of houses in multiple occupation (HMOs). The council will introduce stricter planning controls and compulsory licensing for all HMOs, regardless of the number of occupants.

Under the new rules, landlords who wish to convert a family home into a shared lodging property rented room-by-room to different households must first obtain planning permission. Previously, permission was only mandatory if the property housed more than six people. This change aims to better manage HMOs and improve their quality.

Ealing Council explained this shift would remove the automatic right landlords had to convert normal houses into small HMOs without oversight. Each borough in London can decide when to enact these changes, but Ealing is among the first to implement them citywide.

Why is planning permission required for all HMOs now?

The Guardian’s urban affairs correspondent, Anna Lewis, details that the mandatory planning permission seeks to curb the proliferation of HMOs, particularly smaller ones creating strain on local infrastructure and neighbourhood cohesion. While HMOs can provide affordable housing solutions, poorly regulated conversions risk overcrowding and declining property standards.

By extending planning controls to cover all HMOs, Ealing Council says it can assess each application carefully and consider the impacts on the community. This policy is part of a broader trend across London, where several councils respond to rising concerns about housing quality and management.

How will mandatory licensing affect landlords and tenants?

According to The Times, licensing will impose legally binding standards on landlords regarding how they manage HMOs and interact with tenants. This means landlords must comply with safety, maintenance, and tenant management requirements, or face penalties.

Ealing currently has approximately 4,000 licensed HMOs, but it estimates at least 1,500 more operate without licenses. The council has prioritized enforcement to tackle this problem.

Council reports shared with the London Evening Standard reveal that Ealing’s newly appointed enforcement team has inspected more than 120 properties, resulting in 12 formal warnings and five referrals to the team specialising in unlicensed properties.

Peter Mason, Ealing Council leader, was quoted by journalist Sarah Bennett of BBC London saying:

“Most landlords are responsible, but a small minority’s poor practices mean it is crucial to support better standards.”

He added,

“We are actively inspecting almost 200 properties and issuing around 800 new licences every month to raise compliance.”

What are other London boroughs doing about HMO regulations?

Ealing is not alone in tightening HMO controls. As reported by City A.M., Wandsworth Council implemented a comprehensive new licensing scheme for HMOs in July 2025. This scheme also covers general standards for rented accommodation across the borough, indicating a wider push for improved rental housing quality in London.

Additionally, Hillingdon Council is considering a similar policy. According to local government sources cited by Hillingdon Times, the policy is currently under consultation with a final decision expected by spring 2026.

These moves reflect a growing awareness among London boroughs that balancing the demand for affordable shared housing with community welfare and property standards requires robust oversight.

How will these new rules impact tenants and the housing market?

Housing experts interviewed by The Independent warn that while the new regulations should improve living conditions for tenants in HMOs, they could also impact the supply of affordable rental rooms if landlords decide the increased administrative burden is too great.

Nevertheless, Ealing Council’s leader Peter Mason stressed that raising standards benefits tenants by ensuring safer, better-managed housing options. The council hopes that by combining planning permission requirements with licensing and enforcement, the borough will achieve a sustainable approach to managing its diverse housing needs.