Member Update for EMPO Landlords:
Landlords across the East Midlands, especially those with rental properties in Ilkeston, Long Eaton or Sandiacre, should be aware of significant changes now underway at Erewash Borough Council. Many EMPO members live or invest in these areas, and the council’s actions could directly affect your current or future HMO plans.
The council has formally begun an 18-month process to introduce an Article 4 Direction aimed at stopping the rapid growth of unregulated or poor-quality HMOs in key parts of the borough. This is likely to be one of the most substantial shifts in HMO regulation locally in recent years.
Why This Matters for EMPO Members
Even if you don’t live in Erewash, many East Midlands landlords have HMOs or single lets in:
- Long Eaton
- Ilkeston
- Sandiacre
These areas have historically been popular with investors due to property values, rental demand and commuter links.
If you own property locally — or are considering purchasing — this new Article 4 process will affect your ability to convert into HMOs, and may influence future values, development potential, and licensing obligations.
What Is Being Proposed?
At a recent council meeting, Erewash Borough Council agreed to start the process of introducing Article 4 controls. Once in place, these controls would:
Remove permitted development rights
Currently, landlords can convert properties into HMOs with up to seven bedrooms without needing planning permission. Under Article 4:
All HMO conversions in the designated areas would require full planning permission.
This aligns Erewash with nearby cities such as Derby, Nottingham and Beeston, where similar restrictions already operate.
Increase registration and licensing requirements
Any HMO requiring planning permission would also need:
- Inclusion on the borough’s HMO register
- A licence with additional checks
- Greater ongoing oversight
This strengthens the council’s ability to monitor standards, space requirements, layout, safety and management.
Why the Council Is Acting
The council argues that certain parts of Erewash have been hit by a surge of:
- Poorly designed, overly cramped HMOs
- Conversions carried out without planning oversight
- Sub-standard accommodation described by councillors as “prison cells”, “rabbit hutches”, and “cramped, damp rooms”
Council leaders have said there is widespread evidence of “rule-breaking”, over-intensive conversions, and unlicensed HMOs, with some streets reportedly “taken over”.
They also emphasise:
- HMOs are not being banned
- Genuine, compliant landlords are not the target
- The goal is to eliminate low-quality, unmanaged, or unsafe conversions
One councillor stated that “good landlords shouldn’t have a problem being registered with the council”, making clear that the primary focus is rogue operators, not professional landlords like many EMPO members.
Key Statistics Shared at the Meeting
Council discussions highlighted:
- Around 60 licensed HMOs currently exist in the three towns
- The number of unlicensed HMOs is estimated to be more than double that figure
- Some developers are using permitted development rights to create HMOs with minimal living space, limited communal facilities and poor maintenance standards
This imbalance of regulated vs unregulated accommodation is a central justification for Article 4.
The 18-Month Timeline
The introduction of Article 4 must legally follow a set process. This includes:
1. Evidence Gathering (Now Underway)
Council teams are collecting data on HMO concentrations, social impacts, parking pressures, and housing conditions.
2. Drafting of Article 4 Boundaries
This will define the exact streets and areas most affected.
3. Public Consultation
Landlords — including EMPO members — will have the opportunity to comment. We will notify you when this opens.
4. Submission and Final Approval
An Article 4 Direction typically requires 12 months’ notice before coming into force.
The council expects the full process to take 18 months.
What EMPO Landlords Should Do Now
If you own or plan to buy in Ilkeston, Long Eaton, Sandiacre or surrounding districts, you should:
- Review any future HMO conversion plans
Projects relying on permitted development rights could be affected if Article 4 is implemented before works or occupancy begin.
- Audit your existing HMOs for compliance
The council has announced stronger enforcement activity, especially where licensing, space standards or layout regulations have not been followed.
- Expect increased scrutiny of new planning applications
Future HMOs will need to demonstrate:
- Adequate space and amenity
- High-quality design
- Strong management arrangements
Marginal or high-density schemes are more likely to be refused.
- Prepare for a surge of applications
Some councillors expect a flurry of HMO applications before the restrictions take effect. This could slow processing times and tighten standards.
Balanced Perspectives from the Council
While concerns about poor-quality conversions were strongly voiced, several councillors made important balancing points:
- HMOs still provide vital housing, particularly for young people and those on low incomes.
- There are many good landlords offering fair rents and safe homes.
- The new measures should focus on raising standards, not punishing responsible owners.
Summary
If you have rental properties in Erewash, or plan to, this is a major regulatory change that could reshape the HMO landscape for years to come.
Article 4 is not yet in force, but the direction of travel is clear:
- More planning control
- More licensing
- More enforcement
- Higher minimum standards
- Reduced scope for “light-touch” HMO conversions
Professional landlords offering compliant, well-managed homes should ultimately be well-placed in a more regulated market, while low-quality operators will face increasing barriers.