Is HMO Licensing Stricter in Newcastle Than South Tyneside?

If you’re considering turning a property into a House in Multiple Occupation (HMO) in Newcastle or South Tyneside, it’s natural to feel daunted by the maze of licensing, planning, and building regulation requirements.

Many landlords are anxious about staying compliant with local council rules, avoiding fines, and completing conversions on time and within budget—all while minimising disruption to tenants and maximising rental returns. The truth is, getting HMO licensing right is crucial for your investment, but the process doesn’t have to be overwhelming.

In this guide, we’ll provide an up-to-date comparison of HMO licensing requirements in Newcastle and South Tyneside. You’ll learn how planning permission and building regulations apply to these projects, what makes each council’s approach unique, and where most investors experience pitfalls. By the end, you’ll have clear, actionable guidance to help you take the next step with confidence.

Understanding HMO Licensing Requirements in Newcastle and South Tyneside

For both Newcastle and South Tyneside, any property rented to three or more unrelated people who share facilities such as a kitchen or bathroom may require an HMO licence. Many property investors find the differences in council processes, standards, and documentation requirements create confusion and concern—especially as licensing is enforced at local level.

The key areas that affect almost every HMO conversion include:

• Minimum room sizes 

• Fire safety and escape routes 

• Bathroom and kitchen provision

• Storage of refuse

• Electrical and gas safety certification

• Planning permission and building regulations compliance

Newcastle HMO Licensing: Standards and Approach

Newcastle City Council is widely recognised for its rigorous enforcement and detailed requirements. Based on the most current guidance:

• Minimum room sizes: 7.5m² for a single room; 10.5m² for a double.

• Fire safety: Fire doors, interconnected alarms, and protected escape routes are mandatory. Planning early helps avoid rework.

• Facilities: At least one toilet and bathroom per five occupiers; sufficient kitchen storage and worktops are essential.

• Refuse: Proper internal and external refuse storage to avoid council complaints.

• Certification: Electrical safety certification, current gas safety certificate, and, where necessary, updated EPCs (Energy Performance Certificates).

Newcastle often inspects properties before and after licensing to ensure all works meet standards. Many landlords find this hands-on approach reassuring but sometimes challenging, especially if retrofitting existing properties.

Struggling to navigate the detailed rules in Newcastle? Book a free Discovery Call to get clarity and a step-by-step plan for your HMO project.

South Tyneside HMO Licensing: What’s the Difference?

While South Tyneside’s HMO licensing criteria is aligned with national minimums, their enforcement may differ:

• Room sizes and facilities: Must meet minimum standards, but inspections and requirements can be less prescriptive compared to Newcastle.

• Fire safety: Requirements follow the national guidance; the specifics on alarms and door types might be less rigid, especially in smaller HMOs.

• Compliance: South Tyneside focuses on providing support and clear communication, often leading to a more streamlined licensing process for compliant landlords.

• Certification: Mandatory electrical and gas safety certification still applies.

That said, local authorities reserve the right to add conditions or demand further upgrades if they have concerns about tenant safety or the property’s future use.

Want to minimise risks and avoid costly mistakes? Discuss your project with our HMO specialists via a no-obligation Discovery Call.

Planning Permission and Building Regulations – How Do They Factor In?

Whether you’re investing in Newcastle or South Tyneside, planning permission and building regulations play a crucial role in determining what you can—and can’t—do with an HMO project.

When Is Planning Permission Required?

• Change of Use: Turning a family dwelling (C3) into a small HMO (C4, up to 6 unrelated occupants) may be covered by permitted development in some areas, but Newcastle and South Tyneside can set their own policies.

• Article 4 Direction: Newcastle applies Article 4 in specific areas, removing permitted development rights for C3 to C4 change of use. South Tyneside currently has more limited Article 4 coverage. Always check with the local authority.

• Extensions or Alterations: Any substantial building works, especially those altering layout or external appearance, may trigger planning application requirements.

Building Regulations: Universal for All HMO Projects

All HMO works involving structural changes, new kitchens, bathrooms, or fire safety upgrades must comply with building regulations. This includes:

• Fire protection: Fire-rated doors, escape windows, and interconnected alarms.

• Ventilation and sanitation: Kitchens and bathrooms must be suitably ventilated. All wet rooms need adequate drainage and moisture protections.

• Safety certification: All new electrical and gas installations must be signed off by qualified professionals.

Each council’s Building Control team will require notice and inspection at key stages before sign-off. Many landlords underestimate how closely this is monitored—enlisting an experienced contractor who handles documentation is an advantage.

Worried about falling foul of planning permission or building regulations? Get tailored guidance by booking your Discovery Call today.

How Do Newcastle and South Tyneside Compare? A Practical Summary

While both councils adhere to national guidelines, there are practical differences that matter for landlords:

Area	Newcastle	South Tyneside
Minimum Room Size	Single: 7.5m², Double: 10.5m² - National Minimums	Single: 7.5m², Double: 10.5m² - National Minimums
Article 4 Zones	Several around the city	Exists but more limited
Fire Safety	Strict, specific upgrades mandated	National Standards enforced, but not as prescriptive
Inspections	Pre and Post Licence audits common	Fewer inspections if compliant
Documentation	Comprehensive evidence required	Focus on tenant safety and support
Planning Policy	Tighter controls in selected wards	Fewer local restrictions

Looking to simplify the process and meet every requirement first time? See how our Personal Disruption Plan and Weekly Progress Meetings put you in control—book your Discovery Call.

Key Considerations for HMO Investors

• Budgeting: Many investors underestimate the scope of works for compliance—allow for contingency, especially in Newcastle.

• Documentation: Keep a detailed record of all safety certificates, planning consents, and contractor qualifications ready for each inspection.

• Disruption Management: If converting or upgrading an occupied property, expect added coordination. Our Personal Disruption Plan can help minimise tenant complaints and delays.

• Long-Term Value: Properties set up to higher compliance standards tend to attract better tenants and fewer management headaches later.

The difference between a compliant, smoothly run HMO and a stop-start project often lies in early systemised planning and experienced contractor support.

Conclusion: Confidence, Clarity, and the Rushmore Approach

To sum up, while Newcastle generally enforces stricter local licensing and planning rules than South Tyneside, both councils demand that landlords prioritise safety, compliance, and quality of accommodation. The process can feel complex, but a systematic approach—planning ahead for licensing, permission, and inspections—removes much of the uncertainty.

At Rushmore Developments, our approach is built around clear communication, comprehensive compliance, and proactive support. We believe in clarity, ownership, and reliability from first call to final sign-off. If you’re ready to move past the confusion and invest with confidence, our Discovery Call is the best next step—no pressure, just actionable answers.