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Harry Conti
Founder & Director
Hull’s student market has seen significant growth over the years, particularly around the University of Hull. But if you’re thinking of cashing in on that demand by converting a house into a student HMO, you’ll need to consider Hull’s own take on Article 4.
First introduced in 2013 (and expanded in 2019), Article 4 now covers key student-heavy areas like Newland Avenue, Beverley Road, and parts of the Avenues. If your property is in one of these zones and you want to convert it into a small HMO (C4), planning permission is required.
Hull hasn’t gone full Nottingham with a blanket refusal policy, but they’re not handing out approvals left, right and centre either.
Hull’s guidance comes via SPD 20 – a lengthy but vital read for anyone considering a conversion.
Common issues that lead to rejection include:
HMO Clustering: Three HMOs next to each other? Big no.
“Sandwiching”: If your house would sit between two existing HMOs, you’ll likely be refused.
Substandard amenities: Tiny bedrooms, no outdoor space, poor waste storage? Expect issues.
Unproven historic use: If you claim your property was an HMO before Article 4 kicked in, you need to prove it — tenancy agreements, council tax records, or sworn affidavits can all help.
Do a street survey: Check how many other HMOs are around you — clustering kills applications.
Collect documentation: Evidence of use as an HMO before 2013 (or 2019 in the extended areas) could exempt you from needing planning permission.
Engage with the planning team: It’s worth having a chat before submitting an application.
In summary: Hull is somewhere in the middle. Stricter than it used to be, but not entirely shut off like Nottingham. With careful research and the right paperwork, it’s still very possible to secure permission for a student HMO.
Got questions or need guidance? Call our Hull office on 01482 420 885 or email Hull@Student-Housing.co.uk — we’re always happy to help.
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Founder & Director
Harry started Student Housing while at university after seeing how poorly students were treated by traditional letting agents. Today, he leads the company across Lincoln, Nottingham, and Hull, with a focus on fair pricing, great service, and student-first thinking.
