Reigate residents can shape new HMO planning rules

Q: What are the proposed HMO planning rule changes in Reigate and Banstead?

The council is considering an Article 4 direction that would remove permitted development rights for small HMOs housing three to six residents. If confirmed, landlords would need to apply for planning permission before converting a home into this type of HMO. HMOs for seven or more residents already require permission.

Q: How can I comment on the proposed HMO rules before the deadline?

Send your views to the council’s Planning Policy team by email or post them to: Planning Policy, Town Hall, Castlefield Road, Reigate, Surrey RH2 0SH. Explain whether you support or oppose the proposal and include specific reasons, such as housing need, parking, noise, property standards or effects on the neighbourhood. Responses must arrive by 24 September 2026.

beehiveweb.co.uk editorial team 2026-07-30 10:19 3 min read

Three miniature wooden houses placed on top of a business growth bar chart.

Residents, landlords and property owners in Reigate and Banstead can now comment on proposals that could make planning permission compulsory for some small Houses in Multiple Occupation (HMOs).

The council’s proposed Article 4 direction would remove permitted development rights for homes being converted into HMOs for three to six residents. The eight-week consultation runs from 30 July to 24 September 2026.

What the proposed HMO rules would change

At present, some small HMO conversions can take place without a full planning application. If the Article 4 direction is confirmed, each future proposal for a three- to six-person HMO would need to be considered through the planning system.

The council says applications would be assessed for their location, design, accommodation standards and possible effects on neighbours and communities. HMOs for seven or more residents already require planning permission.

An HMO is a property rented by at least three people from more than one household who share facilities such as a kitchen or bathroom. House shares and bedsits are common examples.

Why the council is consulting

The council says the number of HMOs in the borough has increased and that it has received complaints about some properties. Cllr Kate Fairhurst, Executive Member for Place, Planning and Regulatory Services, said HMOs can provide lower-cost housing, adding that the proposals are intended to ensure they are in suitable locations and do not harm local communities.

The proposal was presented to the Planning Committee on 23 July 2026. The consultation gives people affected by the possible change an opportunity to submit views before the council decides whether to confirm the direction.

Reigate residents can shape new HMO planning rules

How to submit your views by 24 September

Responses can be submitted by emailing Planning Policy or by writing to:

Planning Policy
Town Hall
Castlefield Road
Reigate
Surrey RH2 0SH

People without internet access can view the proposals at Reigate Town Hall between 9am and 4pm on weekdays.

For the information in an alternative format, email Planning Policy or call 01737 276 178. People with a hearing impairment can also send an SMS to 07834 626 468.

What happens after the consultation

After 24 September, the council will review the representations received before deciding whether to confirm the Article 4 direction. If confirmed, it would come into force on 30 July 2027.

Frequently Asked Questions

What are the proposed HMO planning rule changes in Reigate and Banstead?

The council is considering an Article 4 direction that would remove permitted development rights for small HMOs housing three to six residents. If confirmed, landlords would need to apply for planning permission before converting a home into this type of HMO. HMOs for seven or more residents already require permission.

How can I comment on the proposed HMO rules before the deadline?

Send your views to the council’s Planning Policy team by email or post them to: Planning Policy, Town Hall, Castlefield Road, Reigate, Surrey RH2 0SH. Explain whether you support or oppose the proposal and include specific reasons, such as housing need, parking, noise, property standards or effects on the neighbourhood. Responses must arrive by 24 September 2026.

How could the proposed Article 4 direction affect Reigate residents and landlords?

Future three- to six-person HMO conversions would take longer and could involve planning fees, drawings and supporting information. Permission would not be automatic: the council could assess the property’s location, design, accommodation standards and impact on neighbours. Existing lawful HMOs are not automatically closed, but any future changes or new conversions may face additional planning controls.

What happens after the HMO consultation ends?

The council will consider the responses before deciding whether to confirm the Article 4 direction. Check Reigate and Banstead Borough Council’s official planning consultation information for the proposal documents, consultation updates and the final decision. Residents without internet access can view the materials at Reigate Town Hall.

Source: Reigate and Banstead Borough Council

Context & actions About this article

Source check Source trail

The article was checked against the published Reigate and Banstead Borough Council consultation details.

Checks