Landlords: Can I Convert My Property into a Student HMO in Nottingham?

Nottingham: a city of two major universities, buzzing with student life and packed with opportunity. But if you’re thinking of converting a house into a student HMO, there's one crucial thing you need to know — Nottingham’s Article 4 direction doesn’t mess around.

What is Article 4 and What Does it Mean for You?

Since 2012, Nottingham has had an Article 4 direction in place across the entire city. That means you can’t convert a typical family home (use class C3) into a small HMO (use class C4) without applying for full planning permission.

That’s the bad news. The worse news? The council has made it pretty clear they’re not keen on approving new HMOs.

Why the Tough Stance?

Nottingham has had years of dealing with the side effects of high HMO concentrations — think noise complaints, bins overflowing, and a lack of community cohesion. The Article 4 direction was brought in to bring balance back to neighbourhoods.

Even if:

You’ve got a property near both universities
You’ve met all the amenity standards
You’ve got glowing landlord references

...the council still has a policy presumption against granting new HMO permissions.

What About Temporary Licences?

There is a short-term workaround — sort of. The council might issue a 12-month temporary HMO licence even if your property doesn’t have planning permission. But this isn’t a free pass. It’s a grace period. You’ll still be expected to apply for full planning — and unless you’re incredibly lucky or strategic, that application will probably be refused.

So, What Can You Do?

Buy an existing HMO: If the property already has planning and licensing in place, you’re good to go.
Avoid the Article 4 zone: This is easier said than done given how far-reaching it is.
Get early advice: A chat with the planning department might confirm whether you’re wasting your time — or offer a sliver of hope.

In summary: Converting a property into an HMO in Nottingham isn’t just tricky — it’s nearly impossible unless you're working with an existing setup. Our advice? Don’t try to game the system. Instead, let us help you find a property that already ticks the right boxes. Drop us a line at Nottingham@Student-Housing.co.uk or call us on 01157 848 600.