MO Architects are specialist HMO architects working across Nottinghamshire, Lincolnshire, Leicestershire and the wider Midlands, supporting landlords, developers and investors with compliant, planning-led HMO design and licensing.
We understand that delivering a successful House in Multiple Occupation (HMO) is not just about maximising rooms — it is about navigating planning policy, meeting licensing standards, and designing spaces that are safe, practical and lettable.
For larger buildings or converted properties, block licences (often referred to as Section 257 HMOs) are increasingly common.
These apply where:
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A building has been converted into flats that do not fully comply with Building Regulations
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The entire building is managed under a single ownership or control
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The local authority requires licensing of the whole block rather than individual units
As HMO architects, we:
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Assess whether your building falls under Section 257 licensing
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Review existing layouts against current standards
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Advise on upgrades required for compliance
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Produce drawings and supporting information for licence applications
Block licences can be complex, particularly where historic conversions or mixed compliance standards exist — early architectural input is critical.
Every HMO project sits at the intersection of planning permission and licensing requirements. Many schemes fail because they are designed without fully understanding both.
As experienced HMO architects, we:
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Assess whether your property requires planning permission or falls under permitted development
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Advise on Article 4 areas and change of use (C3 to C4 or Sui Generis)
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Design layouts that meet local authority space standards and amenity requirements
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Resolve key constraints such as outlook, natural light and bin/cycle storage
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Prepare and submit full planning applications
Our approach is always planning-first — ensuring your scheme is viable before progressing.
We support clients through the full HMO licence application process, ensuring your property meets all regulatory requirements from the outset.
This includes:
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Room size compliance and occupancy levels
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Kitchen and bathroom provision
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Fire safety strategy and escape routes
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Waste storage and external arrangements
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Amenity space requirements
We work closely with local authorities to ensure applications are clear, compliant and positioned for approval.
Fire safety is a fundamental part of any HMO project. We integrate fire strategy into the design from the outset to avoid costly redesign later.
Typical considerations include:
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Protected escape routes
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Fire doors and compartmentation
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Detection and alarm systems
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Travel distances and means of escape
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Coordination with Building Regulations Part B
We can also coordinate with fire consultants where required for more complex schemes.
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Over 15 years’ experience in residential and HMO design
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Strong understanding of local authority licensing standards
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Planning-led approach to reduce risk
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Experience with both small HMOs and larger block licence schemes
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Clear, commercially focused advice
Whether you are converting a house to an HMO, regularising an existing property, or dealing with a block licence application, MO Architects can help you move the project forward with clear, commercially focused advice.
Contact MO Architects to discuss your HMO project.
Frequently Asked Questions
HMO project costs vary depending on the size of the property, the complexity of the scheme, and whether planning permission, licensing support or block licence input is required.
As a guide, an initial feasibility review may start from £250–£500, planning drawings and application packages are often in the region of £1,500–£3,500+, and HMO licence application drawings may start from around £750+.
For larger or more complex properties, including block licence / Section 257 HMO schemes, costs are usually assessed on a project-by-project basis.
Fees are normally confirmed once we understand the property, the proposed use and the level of service required.
