Reigate and Banstead Seeks Your View on House Share Planning Rules
What's Changing in Our Neighbourhoods?
Reigate and Banstead Borough Council is opening a public consultation that could reshape how house shares are managed across our community. Currently, when homeowners or landlords convert a standard family home into a small House in Multiple Occupation (HMO) — housing three to six unrelated residents who share facilities like kitchens and bathrooms — they don't need formal planning permission. The council wants to change that.
This matters because our neighbourhoods, from the quieter streets near Horsley to the busier areas closer to Woking and Dorking, are increasingly seeing these conversions. An HMO differs from a traditional rental home because residents are strangers sharing essential facilities, often requiring significant renovation work including bathroom refurbishment and other modifications. The council's proposal would require anyone planning such a conversion to submit a full planning application, allowing proper scrutiny of each project's impact on surrounding residents and the character of our streets. Larger HMOs with seven or more residents already require planning permission, so this would bring smaller properties into line with that framework.
Who This Affects and Why It Matters
This consultation directly impacts several groups in our community. Landlords and property developers planning conversions will need to navigate new planning requirements, potentially involving architects, bathroom fitters, and refurbishment specialists from East Horsley, Guildford and surrounding areas. Local residents are equally affected — having a say now means your neighbourhood's future is partly in your hands.
Community groups, neighbourhood associations, and local businesses have a stake too. Increased HMO conversions can change street dynamics, parking pressures, and maintenance standards. The council will evaluate each proposal's location, design quality, accommodation standards, and impact on neighbours. For bathroom fitters and tradespeople, this could mean more refurbishment work as conversion standards become more regulated. Landlords who currently operate without planning oversight may need to adjust their business plans. Young professionals and students seeking affordable housing through house shares also have an interest — stricter controls could affect availability and rental costs. This is genuinely a consultation where local voices matter; the council wants to hear from everyone affected.
How to Have Your Say and What Happens Next
The consultation window runs for eight weeks, from 30 July through 24 September 2026. This is your opportunity to submit views on whether these planning controls should be introduced. You can respond whether you're a resident concerned about street character, a landlord planning renovations, a business owner like a bathroom fitter serving the community, or simply someone interested in local housing policy.
The council will consider all responses before making a final decision. If approved, the new rules would require anyone converting a home into a small HMO to obtain planning permission, meaning the council assesses location-specific factors before work begins. Keep an eye on the Reigate and Banstead website for the official consultation documents and submission details. Community groups should encourage members to participate — collective feedback carries weight. Whether you're in Dorking, Woking, or closer neighbourhoods, this affects how our communities develop. Contact your local councillor if you want guidance, and stay tuned to local media for updates as the consultation progresses and the council makes its decision.
Source: Reigate and Banstead council seeks views HMO planning rule change
