Landlords: Can I Convert My Property into a Student HMO in Lincoln?

So, you've bought a house in Lincoln and you're eyeing the student rental market. Great choice. With thousands of students at the University of Lincoln and Bishop Grosseteste, there's solid demand. But before you go knocking down walls to make way for another bedroom, let's talk Article 4 and what it really means for your plans.

What is Article 4 and Why Should You Care?

Lincoln introduced an Article 4 direction in 2016. What that means in plain English: if you want to convert a standard house (class C3) into a small HMO (class C4 – that's 3 to 6 unrelated tenants), you now need planning permission. That wasn’t always the case, but post-2016, it absolutely is.

Here's where it gets trickier. The city doesn’t just hand out these permissions like flyers during Freshers’ Week. Typically they're quite hard to obtain.

However, not impossible!

Key Planning Constraints in Lincoln

Lincoln City Council adopted a supplementary planning document (SPD) that sets out criteria for HMO approvals. And trust us, they’re not casual about it.

Some of the big items to concider:

10% Rule: If more than 10% of properties within a 100-metre radius are already HMOs, your application is likely to be refused.
No Sandwiching: If your house is in between two HMOs, forget it. The Council doesn’t want whole streets turning into student villages.
Past Use Matters: If your property was already operating as an HMO before the 2016 Article 4 date, you may be able to prove it has established use — but you’ll need clear evidence (tenancy agreements, council tax records, etc.).

Why Might Your Application Be Refused?

Let’s be honest — the Council’s main fear is turning residential streets into 24/7 party zones. Applications typically fail due to:

Breaching the 10% rule
Lack of evidence of previous HMO use
Overconcentration of HMOs nearby
Poor amenity standards (tiny bedrooms, no bike storage, etc.)

What Can You Do About It?

If you’re serious about converting:

Commission a professional radius survey to check the 10% threshold.
Speak to planning consultants who understand Lincoln's quirks.
Gather every scrap of proof if your house was an HMO pre-2016.
Don’t skip licensing – you’ll still need a separate HMO licence if you have 5 or more tenants.

In summary: Lincoln is still a strong city for student HMOs, but Article 4 is a real gatekeeper. Smart landlords play by the rules — and do their homework. If you need help with your new investment, call Student Housing on 01522 410 646 or email Lincoln@Student-Housing.co.uk for help or advice.