11/06/2026
When the project is "Done..... (but not done)......."
We've been called in to try to help with this small HMO project.
Feel really sorry for the Overseas Investor - He's had a nightmare!
Property Finished..... Carpeted, Painted, ready for furniture.....
And - it doesnt meet licensing space standards.
One of the rooms is undersized!
The original design (by others) is poor / the drawings dont reflect what is on site.
(take a look at our existing plan - can you guess what room)
And its made worse by the builders not following the drawings!
(Lets not even go into the shoddy workmanship - really low standard)
And - to make matters even more worse.... the build ran way over and the area has gone gone Article 4.
So - client has ended up with a "finished" HMO - which he cant license for full occupancy - and a design which will highly likely get kicked out of planning!
And i'm not even referring to the fact its a HMO application.
I'm talking about the partitions straight into the backs of mullions. (look at 4 bedrooms on front elevation)
Rarely does a LPA support this.
So - what do we do?
We start at first principles - we design 3 options.
Option 1 – Light touch – 5 people over 4 rooms sharing 2 baths. (all rooms over space standard to require additional living)
Option 2 – Med touch – 5 people over 4 rooms each with own ensuite / offsuite. (all rooms over space standard to require additional living)
Option 3 – Heavy Touch – 5 people over 5 rooms each with own ensuite / offsuite (2 rooms fall below the 10sqm rule and require additional living space)
Designed taking into account licensing.
Designed to give best chance at planning.
What option would you go for?
