Havering Council Cracks Down on Rogue Landlords and Unlicensed HMOs: Havering 2026

Key Points

• Borough-Wide HMO Estimate: Havering Council estimates there are 864 Houses in Multiple Occupation (HMOs) across the borough, consisting of 410 known properties and 454 predicted locations.
• Widespread Hazards Predicted: Assessment modeling indicates that 426 HMOs in Havering could contain serious housing hazards, representing nearly half of the borough’s estimated total.
• Spike in Unlicensed HMO Reports: A total of 223 suspected unlicensed HMOs were reported to the council for investigation in 2025 up to November, largely driven by local resident complaints.
• Enforcement Challenges: Council figures reveal six civil penalties were issued in 2025, but only one was paid at the time of reporting; two successful criminal prosecutions were concluded the previous year.
• New Planning Controls Introduced: On 20 August 2026, Havering Council made a borough-wide Article 4 Direction requiring planning permission for changing ordinary homes into small Class C4 HMOs, set to take effect on 7 September 2027.
• Additional Licensing Active: An additional HMO licensing scheme covering the whole borough came into force on 18 March 2026 for a five-year period, capturing smaller properties with three or four occupants sharing amenities.
• Planning Appeals Upheld: In January 2026, a Planning Inspector upheld council enforcement notices against unauthorised HMO conversions on Bell Avenue and Park Drive in Romford.

Romford (East London Times) November 11, 2026 – Havering Council has mounted an extensive enforcement and regulatory campaign to curb rogue landlords, targeting unauthorised conversions and poor living conditions in Houses in Multiple Occupation (HMOs) across the East London borough. Figures compiled during the council’s private rented property licensing review reveal an estimated 864 HMOs operating within Havering, with council officers investigating hundreds of suspected unlicensed properties following widespread reports from local residents. The heightened scrutiny reflects wider challenges across the capital, where the Greater London Authority’s Housing in London 2025 report estimated approximately 146,600 total HMOs in 2024, of which 31,066 required mandatory licensing but only 19,896 held valid certificates.

What is the Scale of Unlicensed and Hazardous HMOs in Havering?

Data prepared by Havering Council establishes that the borough’s estimated 864 HMOs comprise 410 formally recorded properties and 454 predicted HMOs identified through property modeling and local intelligence. The council’s research highlights Rush Green and Crowlands as the areas with the highest concentration of shared accommodation, boasting an estimated 89 HMO properties between them.

Crucially, the evidence report predicts that 426 HMOs in the borough could harbour serious housing hazards—accounting for nearly half of the total estimated stock. Council officials stressed that this statistic represents a calculated risk assessment based on structural and demographic modeling, rather than confirmed physical inspections at every address.

How is Havering Council Enforcing Compliance Against Rogue Landlords?

At a meeting of the Place Overview and Scrutiny Sub-Committee held in November 2025, committee members were informed that 223 suspected unlicensed HMOs had been reported to enforcement teams during 2025 up to that date. Council officers reported that the vast majority of these cases originated from public complaints, triggering formal site investigations.

The meeting laid bare the operational hurdles associated with financial recovery and compliance. Officers confirmed that six civil penalties had been issued to non-compliant landlords during 2025, though only one penalty had been successfully collected at the time of the update. Enforcement teams recorded greater finality through the judicial system, noting two successful criminal prosecution cases concluded in the preceding year, which resulted in substantial fines and court confiscation orders.

What New Article 4 Planning Controls Has the Borough Introduced?

To stem the unapproved conversion of residential housing stock, Havering Council formally made a new borough-wide Article 4 Direction on 20 August 2026. This regulatory step removes permitted development rights, meaning property owners will no longer be able to convert a single family dwellinghouse into a small HMO (Use Class C4) without submitting a formal planning application.

Subject to public consultation reviews and final confirmation by the council, the Article 4 Direction is scheduled to come into force on 7 September 2027. While the measure does not constitute an outright ban on shared housing, it empowers local planning authorities to scrutinise proposals against key criteria, including preserving family-sized housing stock, preventing over-concentration of HMOs, evaluating parking capacity, ensuring adequate amenity standards, and mitigating neighborhood disturbances. The borough-wide policy expands upon earlier, localized Article 4 restrictions first implemented in select areas of Havering in 2016.

Complementing the planning controls, the council expanded its licensing powers by launching a borough-wide additional HMO licensing scheme on 18 March 2026. Operating over a five-year mandate, the scheme mandates licensing for smaller shared properties occupied by three or four unrelated individuals from different households sharing basic amenities like kitchens or bathrooms.

Where Has Recent Planning Enforcement Action Taken Place in Romford?

Havering Council has demonstrated its intent to enforce planning legislation against unauthorized developments through recent legal battles in Romford. In January 2026, a Planning Inspector dismissed appeals brought by property owners on Bell Avenue and Park Drive, upholding enforcement notices issued by the local authority.

The binding enforcement notices command the property owners to immediately cease using the premises as HMOs and to dismantle all associated en-suite and bathroom facilities installed within individual rooms. Council representatives confirmed that the initial investigations were initiated after surrounding residents raised concerns regarding unauthorized works and overcrowding.

Background of the HMO Regulatory Framework

Houses in Multiple Occupation (HMOs) serve as a critical tier of private rented accommodation across the United Kingdom, particularly in major urban centers facing acute housing shortages. Under national housing legislation, an HMO is defined as a property rented by at least three people who form more than one household (i.e., are not family members) and share toilet, bathroom, or kitchen facilities. Historically, smaller HMOs housing between three and six occupants fell under “permitted development rights,” allowing property owners to change the use from a standard residential dwelling (Use Class C3) to a small HMO (Use Class C4) without seeking explicit planning approval from local authorities.

To regulate safety, space, and management standards, mandatory licensing was established under the Housing Act 2004 for larger HMOs (typically defined as properties occupied by five or more people from two or more separate households). However, local councils were granted discretionary powers to introduce “Additional Licensing” schemes for smaller HMOs and to issue “Article 4 Directions” to suspend permitted development rights. Over the past decade, local authorities across Greater London have increasingly turned to borough-wide Article 4 Directions and Additional Licensing to address rising concerns over substandard living conditions, rogue landlord practices, loss of family homes, and localized pressure on public services and parking infrastructure.

Prediction: How This Development Will Affect Local Residents, Tenants, and Landlords

The implementation of borough-wide Article 4 controls and additional licensing in Havering will reshape the local private rented sector for several key stakeholder groups:

1. Tenants in the Private Rented Sector

• Higher Living Standards: Mandatory licensing and planning oversight will force landlords to upgrade basic amenities, fire safety systems, and room sizes, directly reducing the risk of living in hazardous properties.
• Potential Rent Increases: Landlords facing licensing fees and renovation costs may pass these extra overheads onto tenants, potentially squeezing affordability in the lower end of the market.
• Reduced Room Availability: As unapproved or non-compliant HMOs are closed down or refused planning consent, the total supply of shared rooms in Havering may shrink, intensifying competition among low-income workers and young professionals.

2. Local Neighbourhoods and Long-Term Residents

• Stabilisation of Residential Character: Limiting the unchecked spread of HMOs will help maintain the balance of family homes in areas like Rush Green and Crowlands.
• Easing of Community Strain: Greater planning control allows the council to manage local density, alleviating chronic issues related to street parking, refuse collection, noise, and anti-social behaviour associated with overcrowded properties.

3. Property Owners and Landlords

• Increased Regulatory Burden: Operating an HMO in Havering will require navigate dual layers of compliance—securing both additional licenses and explicit planning permission—increasing administrative friction and operational costs.
• Financial and Legal Exposure: Non-compliant landlords face escalating risks of enforcement action, including uncollectible civil penalty notices giving way to criminal prosecutions, severe court fines, and confiscation orders under proceeds of crime legislation.
• Market Professionalisation: The stricter legal framework is likely to drive casual or “rogue” operators out of the market, favoring professional landlords with the capital and management capabilities required to comply with statutory standards.