The house next door is being converted into a student HMO for six people: can I prevent this from happening?

I recently learned that the property next door to mine is being converted into a House of Multiple Occupancy (HMO) to accommodate students.

There will be six rooms in total and, to put it mildly, I am concerned about the potential for noise through the walls and the potential for parties and anti-social behaviour.

Is there a way to prevent this from happening and if so, how? AR, via email

Ed Magnus from This is Money responds: While it is impossible to know how serious this situation might become in reality, the prospect of living next to a six-room student house would fill most people with some fear.

You imagine house parties, walls and windows vibrating to the repetitive, indecipherable, loud beat of house music every night and the sound of drunk students shouting, laughing and crying at each other from dusk till dawn.

Then you imagine the neglected garden, the rubbish thrown in front and behind, along with cigarette butts and beer cans.

You are probably also concerned not only about how this could take away from your enjoyment of your own home, but also whether it will affect the value of the property.

But you’re probably also thinking of the worst-case scenario, as is human nature.

After all, today’s students are not supposed to be the drunks and drunkards of previous generations.

A recent YouGov survey found that 44 per cent of 18-24 year-olds consider themselves occasional or regular drinkers of alcohol alternatives, up from 31 per cent in 2021.

In fact, 39 percent of this age group does not drink alcohol at all, the study found, more than any other age group.

Fewer drinkers: A recent YouGov survey found that 44% of 18-24 year olds consider themselves occasional or regular drinkers of alcohol alternatives, up from 31% in 2021.

And while it’s often easy to stereotype students as the worst kind of neighbors, sometimes what people consider the best kind of neighbor turns out to be the one from hell.

Whether it’s crying babies, children jumping on trampolines, barking terriers, jumping dogs, spying neighbours, people extending gardens or renovating lofts, a neighbour stealing your garden or letting your fence collapse.

However, it is entirely reasonable for you to view this student HMO as a potential threat, and if there is a way to prevent it, then you should do so.

For expert advice on the topic, we spoke to Paula HigginsFounder and CEO of Homeowners Alliance and Reema Chughdispute resolution attorney, at Hodge Jones & Allen.

Talk to your neighbor

Paula Higgins answers: Ideally, you should speak to the property owner about your concerns. Hopefully, the owner will be considerate and able to alleviate your concerns.

Find out what type of tenants the new owner is trying to attract, how the property will be managed, and what to do if you have concerns.

The vast majority of homeowners and landlords really don’t want to fight with their neighbors.

Check if planning permission is required

Expert: Paula Higgins, Founder and CEO of Homeowners Alliance

Paula Higgins answers: Stopping a property from being converted into an HMO or student house can be challenging, but not impossible.

Depending on the local council, converting a detached home into an HMO may require planning permission.

Planning permission is usually required if you plan to house more than six people (which is not your case) or if there is an Article 4 restriction in the area.

Otherwise, the owner may legitimately convert the property into an HMO under permitted development rights.

You can check the specific rules for your area on the council website or contact the planning department.

If a planning application is required, ensure that your objections are timely and based on legitimate planning concerns such as overcrowding, parking and impact on local amenities. The potential impact on property values ​​is not a valid planning objection.

Reema Chugh adds: It is important to determine whether your neighbour needs planning permission. He mentioned that this conversion is for a property that will house six students.

If your area has a Section 4 address, this removes permitted development rights, meaning planning permission is required for all HMO conversions, regardless of size.

It is a good idea to determine if other residents in your community share the same concerns.

If so, you can form an organized group and strengthen your position before resorting to the following means to request help.

First, contact your Local Planning Authority – the LPA houses all planning applications submitted in your area.

If there is a planning application in respect of your neighbour’s proposed development, you can submit comments or objections during the consultation period.

Talk to your local MP or councillor

Reema Chugh replies: Asking an authoritative voice within the local community to join your campaign can add weight to your position and give you access to other avenues of support.

Contact the Environmental Health Department

Reema Chugh replies: If the HMO goes ahead and creates problems such as waste management issues, pests or other health and safety issues, you can report these to the Environmental Health Department, who should launch an investigation.

Check if they require an HMO license

Paula Higgins answers: You can also find out if the property requires a licence for the owners to operate as an HMO.

Again, this varies from council to council. Properties that house multiple tenants often need to meet specific health and safety standards.

The council is responsible for enforcing HMO standards and can force the landlord to take steps to correct any problems.

What objections might influence the local planning authority?

Reema Chugh replies: Several valid objections could be raised when contacting the LPA to demonstrate how this HMO may impact your local community.

Overcrowding and density could be one of them, as the conversion could lead to overcrowding and the area could be subject to a high level of HMO if this development goes ahead.

Expert: Reema Chugh, dispute resolution attorney at Hodge Jones & Allen

Parking and traffic could also be a valid objection. More residents are likely to lead to increased congestion and parking problems.

Noise and nuisance are other issues. The establishment of student residences in the area could generate higher levels of noise and nuisance that could disrupt the community.

It could also be argued that it could affect community cohesion. It could be said that students live a different life than traditional residents. This change could create tension in a resident’s daily life.

You can raise these valid concerns with the LPA, highlighting the impact the proposed change could have on the community and the character of the neighborhood.

Check for restrictive covenants

Reema Chugh replies: There may also be a covenant in the title at the Land Registry restricting the use of the property in that way.

It is worth considering your neighbor’s title documentation, which is the legal documentation that declares ownership of the property, land, and any restrictions that may exist.

Finally, if the development has a negative impact on your quality of life, consult with an attorney to discuss your legal rights.