Glasgow Residents Question HMO Licensing Process Amid Concerns Over Planning Rules
Landlords are securing HMO licences without planning consent, sparking concern over housing policy, neighbourhood impact, and regulatory gaps
EXCLUSIVE by Gary Fanning
There are renewed calls for greater scrutiny over how Houses in Multiple Occupation (HMOs) are licensed in Glasgow, amid concerns that properties are being approved for multiple occupancy without securing the necessary planning consent.
Campaigners say the current system allows landlords to obtain HMO licences even where planning permission has either not been sought or has been refused — raising questions over enforcement and accountability.
Under current regulations, a property can be granted a licence to operate as an HMO without formal planning consent, depending on how local authorities interpret and enforce the rules.
Critics argue that this undermines local planning policies designed to manage the number and distribution of HMOs, particularly in high-density residential areas.
Documents obtained through Freedom of Information show that as of mid-2024 over 2,000 HMO licences have been issued in Ward 10 which covers the city centre, Anderston, Yorkhill and Kelvingrove
Residents argue that this figure suggests a significant disconnect between policy and practice.
Glasgow City Council’s own policy framework, SG10: Meeting Housing Needs, describes HMOs as a “contentious” use of property and places restrictions on granting planning permission for new HMOs in specific areas — including the West End.
Despite this, campaigners say licences continue to be approved in areas where planning permission for such conversions would typically be denied.
One resident said: “It’s like granting a driving licence without asking if the car’s taxed or insured. Planning consent is the mechanism by which the council controls numbers — but it’s being side-stepped.”
Residents also raised concerns about the broader social impact of HMOs. They say that an increasing proportion of absentee landlords is making it harder for neighbours to agree on essential repairs or communal improvements, such as stairwell painting or boundary wall maintenance.
“There’s a difference between owning a property and caring for it,” said one home-owner. “As resident owners, we have a long-term interest in the building.
“With HMOs, especially where landlords are absent, that shared responsibility starts to break down.”
“We may think of ourselves as owners, but we’re really just caretakers of the housing stock. Policies that allow that stock to deteriorate need a hard look.”
“I feel quite strongly about the lack of co-ordination between Licencing and Planning on this 'contentious' issue.
“It seems to me a mockery of the whole idea of developing....and enforcing (or not!)... policies regarding use of properties as HMO's.
“The 5% rule is clearly in breach universally across the city and whilst the Planning policies indicate that flats accessed via a close will not be given approval, this element is simply ignored by the Board.”
And the resident added that there are currently 40 homes for sale across the whole of the G3 post code area.
He added: “Interestingly mostly in the recent 'new builds'.
“Around 2000 properties registered as HMO's in G3
“I'm going to surmise that a large majority are rented to students.....so not 'long term, family type use' viz: 3 in my property alone!
“The Higher Education institutions have driven up this number by their desire to increase student numbers and therefore income.
“Again my assumption, I reckon many students are on courses where they have little need to be on campus....so expansion there is not critical.
“So this scenario takes a large no. of properties out of the local housing market, squeezes it and quite likely inflates values of those few that are on offer.
“And then there is the increase in divorce rates, so two properties required rather than one.”
Speaking at a recent meeting of Kelvingrove and Yorkhill Community Council meeting, Cllr Angus Millar said: “In my view, it makes sense that planning and licensing should be joined up.
“A licence is fundamentally about ensuring safety standards.
“I understand that but I don’t think that they are missing the other part of it which is the impact of amenity and housing.
“I have lost that battle and other councillors have lost that battle.”
Glasgow City Council have been contacted for comment.