Havering Cracks Down on Rogue Landlords as Hundreds of Suspected Illegal HMOs Come Under Scrutiny

11th November 202611th November 2026 Francesca Lilleystone 0 Comments Crackdown, Havering, HMO, Housing min read

Havering Council is tightening its controls on Houses in Multiple Occupation (HMOs), as concerns grow over unauthorised conversions, poor housing conditions and landlords operating outside the rules. The borough has an estimated 864 HMOs, with council figures revealing hundreds of suspected unlicensed properties have been reported for investigation.

HMOs, commonly known as shared houses, provide accommodation for people who rent rooms rather than an entire property. They can play an important role in providing a more affordable housing option for students, workers and people struggling to find somewhere to live.

However, concerns arise when properties are converted without the necessary planning permission or licensing, or when landlords fail to provide safe and suitable living conditions.

Across London, the scale of HMO accommodation is substantial. The Greater London Authority’s Housing in London 2025 report estimates that there were approximately 146,600 HMOs across the capital in 2024.

Of these, 31,066 were estimated to be properties requiring a mandatory licence. The report recorded 19,896 HMOs holding mandatory licences in 2024.

Havering’s HMO figures

Havering Council’s own research, prepared as part of its private rented property licensing review, estimated the borough had 864 HMOs.

This figure was made up of 410 known HMOs and a further 454 predicted HMOs, based on property modelling and available information.

The council’s research identified Rush Green and Crowlands as having the highest estimated number of HMOs, with 89 properties.

The same evidence report predicted that 426 HMOs could have serious housing hazards, representing nearly half of the estimated total. These were predicted risks based on the council’s assessment, rather than a finding that every property had been inspected and confirmed to contain hazards.

223 suspected unlicensed HMOs reported

At a Place Overview and Scrutiny Sub-Committee meeting in November 2025, councillors were told that 223 suspected unlicensed HMOs had been reported during 2025 up to that point.

Officers said reports were largely generated through complaints, and that reported cases were investigated.

The meeting also heard that six civil penalties had been issued during 2025, but only one had been paid at the time of the update.

Two successful criminal prosecution cases had also been concluded during the previous year, resulting in fines and confiscation orders.

The figures highlight the challenges facing enforcement teams in identifying properties operating outside the rules and securing compliance from landlords.

New borough-wide planning controls

On 20 August 2026, Havering Council made a new borough-wide Article 4 Direction covering the conversion of ordinary homes into smaller HMOs.

The move extends planning controls across the borough, meaning that once the direction comes into force, landlords will need planning permission to change a dwellinghouse into a small HMO falling within Use Class C4.

The direction is proposed to take effect on 7 September 2027, subject to consideration of consultation responses and confirmation by the council.

Article 4 removes permitted development rights for the relevant change of use. It does not automatically ban HMOs, but allows the council to assess applications against planning considerations, including the need for family-sized homes, the concentration of HMOs, parking, facilities and potential effects on neighbours.

Havering already had earlier Article 4 controls in place in parts of the borough, dating back to 2016. The new direction seeks to extend the planning requirements across the whole borough.

The council has also introduced an additional HMO licensing scheme covering the whole borough from 18 March 2026, for a five-year period. This brings smaller HMOs, including those occupied by three or four people from different households sharing facilities, within the additional licensing requirements.

Enforcement action in Romford

The council has already demonstrated its willingness to take planning enforcement action against properties it believes have been converted without the necessary consent.

In January 2026, planning enforcement action against two properties in Bell Avenue and Park Drive, Romford, was upheld by a Planning Inspector following appeals by the owners.

The enforcement notices require the owners to cease using the properties as HMOs and remove associated bathroom facilities installed in the rooms.

The council said the action followed investigations after concerns were reported by residents.

Protecting tenants as well as neighbourhoods

While HMOs provide an important housing option for people who may otherwise struggle to find affordable accommodation, properties must meet the relevant safety, licensing and planning requirements.

Poorly managed accommodation can expose tenants to serious risks, while unauthorised conversions can raise concerns about overcrowding, inadequate facilities and the impact on neighbouring residents.

The challenge for Havering is to ensure that people who rely on shared accommodation have access to safe housing, while preventing landlords from operating outside the law.

With an estimated 864 HMOs across the borough, hundreds of suspected unlicensed properties reported for investigation and new borough-wide planning controls on the way, the council faces an ongoing task in ensuring that landlords meet their responsibilities.

The question now is how effectively the new measures will improve standards, identify rogue operators and protect both tenants and local communities.

Stay up to date with all of our latest updates and content by following us on our social media accounts!