Overcrowded And Illegal Building- The Growing HMO Problem in Havering.

The rise of illegal HMOs and planning breaches across Havering is becoming one of the borough’s most talked about housing issues, with growing evidence that the problem is far bigger than official figures suggest.

Houses in Multiple Occupation, commonly known as HMOs, have increased significantly in recent years, driven largely by the cost of living crisis and demand for cheaper housing. Official figures show there are just over 300 licensed HMOs in Havering, up from around 267 in 2019, highlighting steady growth in this type of accommodation.

However, the real concern lies in what is not being recorded. Estimates suggest there could be as many as 864 HMOs across the borough when both known and predicted properties are included. This suggests hundreds may be operating outside of proper licensing or regulation.

Campaigners and housing experts believe the issue is even more widespread. Some estimates suggest that up to 75 per cent of HMOs in London may be unlicensed, meaning Havering could have a significant number of hidden properties operating under the radar.

This is backed up by council data showing a sharp rise in complaints and reports. In 2025 alone, 223 suspected unlicensed HMOs were reported in Havering, demonstrating just how quickly the issue is growing.

Alongside this rise is a growing problem with illegal planning. Many properties are being converted into HMOs without the correct planning permission, despite strict rules requiring the proper use class. Havering Council has made it clear that having a licence does not automatically grant planning permission, and those operating without it can face enforcement action and prosecution.

Recent cases show just how serious these breaches can be. In one instance, a Hornchurch development was refused retrospective planning permission after being used unlawfully as HMOs, with concerns raised over overcrowding, parking pressure and the impact on the local area.

Enforcement action is happening, but it highlights the scale of the problem. Havering Council has issued hundreds of warning letters, penalties and enforcement notices over the years, with more than £460,000 in fines issued in one major crackdown alone. Yet despite this, enforcement remains challenging due to resource pressures and the difficulty in identifying hidden properties.

Illegal HMOs often come with serious consequences. Cases in Havering have revealed overcrowded homes, dangerous electrics, lack of fire safety measures and even infestations, putting tenants at real risk.

For residents, the impact is felt daily. Complaints linked to HMOs include increased noise, fly tipping, parking issues and anti social behaviour, particularly where properties are poorly managed or overcrowded.

The bigger picture is clear. HMOs are not going away. They provide a vital form of affordable housing for many people, especially during a housing crisis. But the rapid rise of illegal HMOs and planning breaches is creating growing tension across Havering’s communities.

What is emerging is a two tier system. On one side are compliant landlords operating within the law. On the other are those exploiting loopholes, ignoring planning rules and maximising profit at the expense of both tenants and neighbourhoods.

As demand continues to rise, the challenge for Havering will be whether enforcement can keep pace with a problem that is increasingly happening behind closed doors.

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