Walsall Council approves tougher controls to curb increase of HMOs
Landlords wanting to convert properties in Walsall into Houses of Multiple Occupancy will soon be facing stricter rules.
At a meeting on June 18, cabinet members at Walsall Council voted to adopt a piece of legislation, called an Article 4 Direction, giving the authority more control over HMOs in the borough.
HMOs are properties rented out to at least 3 people who are not from one household who share facilities like a bathroom and kitchen.
Currently they are divided into two classifications, smaller and larger HMOs.
Under existing planning regulations, a landlord wanting to change a family home into an HMO for up to six unrelated people can do so without planning permission. Whereas for larger HMOs, planning permission must be obtained.
Following the implementation of the new Article 4 Direction on October 1, property owners will have to get planning permission whether it’s a small or large HMO.
It was noted at the cabinet meeting on Wednesday (June 18) that HMOs do provide a way of meeting certain housing needs, particularly for people on low incomes, young professionals, students and the growing number of one person households.
At the same time, high concentrations of HMOs in any one area can present a challenge.
HMOs have been associated with an increase in crime and antisocial behaviour, and can affect neighbouring residents by way of increased fly tipping and poor waste management attracting vermin.
There are currently 2,030 HMOs across Walsall, equating to 11 per cent of the private rented housing stock.
Walsall’s South Locality, including Paddock, Palfrey, St Matthew’s and Pleck, has 42 per cent of all the HMOs across Walsall.
The West Locality, home to Willenhall North, Short Heath, Willenhall South, Darlaston South and Bentley and Darlaston North ward has 24.7 per cent.
The North Locality with Blakenall, Birchills Leamore, Bloxwich East and Bloxwich West has 18.7 percent of all HMOs in Walsall.
And with the smallest percentage of HMOs, and the most wards, is the East Locality with just 14.7 percent.
That includes Aldridge North and Walsall Wood, Aldridge Central and South, Brownhills, Pelsall, Streetly, Rushall Shelfield and Pheasy Park Farm.
Leader Councillor Mike Bird said introducing this legislation has been ‘long overdue’, as Wolverhampton, Birmingham and Dudley councils each introduced the legislation in 2017, 2020 and 2023 respectively.
He said: “Certain areas are in actual fact dominated by HMOs and with them, come problems.
“Not always but an increase in fly tipping, litter, and of course standards which have to be maintained. It’s not so much the tenants in HMOs in many cases, it is the landlord who doesn’t see it as their responsibility to make sure that those people living in HMOs are living in good quality accommodation.
“We are here on this council to look after our people who through no fault of their own are living in a HMO, it is the only thing they can afford. As a result we have to make sure that the standards of that accommodation is of the best.”
Councillor Adam Hicken, a member of the working group around the policy, said: “We led a working group on housing standards and as part of that we looked at Houses of Multiple Occupancy.
“We had significant concerns that in some HMOs the conditions were contributing to the detriment of people’s standard of living. And as a result I welcome any measure that improves the standard of living for residents in the borough.”
