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What ♦ Who ♦ Why ♦ How

The Nottingham Action Group on HMOs - 'the NAG' - is a formally-constituted, solely run by volunteers, association of people living in neighbourhoods across a large part of the City of Nottingham, as well as in the adjacent towns of Beeston and West Bridgford.

Some are members/officers of local residents' associations. However, very many are not.

Although our neighbourhoods are as different from one another as we are, what they have in common are the problems caused by concentrations of Houses in Multiple Occupation (HMOs) – shared houses with absentee landlords and short-term, highly transient tenants.

What we have in common is the feeling that, as individual residents, people have little or no say in what local and national government, higher education establishments, investors and developers are planning and doing, even though decisions made by them directly affect us, our families, friends and neighbours, and the future of the neighbourhoods and communities we live in. As individuals, whether members of local associations or not, we have little or no voice or influence. However, we believe that coming together as a group gives us a voice and the ability to have a meaningful say in what happens in our neighbourhoods.

It is difficulty to pinpoint exactly when the momentum that led to the formal constitution of the NAG in February 2004 began to build. A lot of what happened then came about almost by accident rather than intent, with contacts forming between people who, as a rule, would not have been expected to meet, but who did and who, by pooling their resources, and energy, and expertise, began to shape what became the NAG.

No doubt opinions will vary as to exactly when that momentum became sufficient to trigger the formation of the NAG. However, in February 2003, Nottingham University hosted the launch of a report commissioned by Nottingham City Council’s Area 4 Committee into the effects of what we now call ‘studentification’. That launch brought together some of the people who then facilitated a meeting on 14 August 2003 with Alan Simpson (then MP for the Nottingham South Constituency). Although it had been arranged at relatively short notice, it brought together more than 70 residents. However, the meeting on 18 November 2003 of the QMC Forum, is generally recognised as the seminal event that finally triggered the constitution of the NAG a few months later.

The notes of that meeting can be downloaded here:


♦At this point it is appropriate to include an update. Latterly the increasing development of purpose built student accommodation in our neighbourhoods is adding to the well-documented problems caused by HMOs, and further exacerbating the feeling that - as Nottingham's two universities continue to expand their undergraduate student intakes - our needs and those of our neighbourhoods once again are being set aside

The National HMO Lobby

The NAG is one of around 60 groups which together form the National HMO Lobby ( One of the Lobby’s strengths has always been that its members, by exchanging experiences and information, are able to highlight problems of common concern, support one another, share high and low moments, and help to give a voice and visibility to the common issues that face us. 

By working together with their local MPs, council representatives and officers, they have been able to influence – and indeed change – local and national planning and housing legislation. For example, on a national level the joint lobbying of members, councillors and MPs was pivotal in bringing about the introduction into planning legislation of the C4 (small HMO) Use Class which remains the single most important tool local authorities have in controlling the expansion and further concentration of HMOs.

In the City of Nottingham, after government changes in September 2010 made the change of use from 'family home' (Use Class C3) to small HMO (C4) a permitted development, and therefore not requiring planning permission, the NAG's active support helped in the introduction of an Article 4 Direction.  This, by removing the permitted development status, allowed the Council's planners, as had been originally intended, to exercise control over newly proposed conversions to C4 HMOs.

One of the sources of information about planning, housing and other topics surrounding HMOs, and the work the NAG has been involved with, both in co-operation with the HMO Lobby and as an Nottingham-focused organisation, is the NAG magazine, back issues of which can be found on the NAG 'Publications' page of the NAG websitealong with the NAG NewsDesk, and responses to a variety of national and Nottingham consultations.

The ability of the HMO Lobby to highlight issues was never been more important than when, in 'studentified' neighbourhoods in university towns and cities in the UK, the beginning of the  coronavirus pandemic heightened existing and long-held residents’ concerns about the impact of student migration and behaviour on them, their families, friends and neighbours. A local example is ‘A Letter Expressing Concerns About the End of the Academic Year 2019-2020 & the New Academic Year 2020-2021’,  a compilation based on the experiences and observations of individual NAG members, representatives of the Arboretum Residents’ & Tenants’ Association (ARTA), the Berrymede (North Sherwood Street) Neighbourhood Group, the Portwell (Portland Road-Cromwell Street) Residents’ Group, and the Lenton Drives & Neighbours Residents’ Association (LDNRA):


The NAG, like other members of the Lobby, continues to try and focus attention on these issues, exchanging information with other members and helping the co-ordinator to prepare submissions to government and other bodies, and to the press. A recent example relating to the pandemic, prepared with input from members, is the Lobby co-ordinator's response to papers published by government scientific advisers. These contained serious misconceptions about the threat of Covid-19 in relation to universities, a threat which unfortunately materialised in September-October 2020. See: National HMO Lobby Response to SAGE Papers on Higher Education & Covid-19. 

What of the Future?

These continue to be challenging times for all of us. The problems that acted as a catalyst for the formation of the NAG and the other National HMO Lobby members remain. In fact, as abundantly illustrated by media coverage, if anything they have been amplified and brought even more sharply into focus by the coronavirus pandemic. Whilst none of us can change what has happened, perhaps we can aim to become ‘movers and shakers’ and, by influencing what may be going to happen, so help to shape the future of our neighbourhoods, our communities, and our home towns and cities.

For the NAG - not a nice name, but appropriate since what has happened to so many of our neighbourhoods is not nice and, as was pointed out once, the name on the tin says what the NAG does - that future needs to be neighbourhoods that are resilient, balanced and viable, and where people feel happy to put down roots, invest more than money, and contribute to the future of the City of Nottingham and the surrounding area as a whole .

In other words:

‘... places where people want to live and work and learn, now and in the future. ...'

See the report of a Round Table meeting on a Vision for Lenton which can be downloaded here: 



An HMO is often also known as a 'shared house'. Put as simply as possible, an HMO is a building, or part of a building, occupied as a main residence by more than one household where a 'household' can be one person or several people provided that they are related to one another. So, for example, a home is probably an HMO if three or more unrelated people live there as at least two separate households, and the people living there share the same amenities such as a kitchen and/or bathroom.

For information about HMOs and legislation relevant to HMOs, visit: and 

HMO Public Register

Nottingham City Council publish a regularly up-dated Register of Licensed HMOs, which can be downloaded from the appropriate link in this page: Scroll to, and open up, 'Resources and Documents'. The HMO Public Register is the last item on the list.

Complaints & Advice

Complaints about licensed HMOs can be made directly by e-mailing: For advice or help relating to the condition and management of your privately rented property you can:

Telephone: 0115 915-2020 (Option 4)
Write to: Environmental Health, Community Protection, Nottingham City Council, Loxley House,
Station Street, Nottingham NG2 3NG



February 2019 Unipol-NAG (U-NAG) Open Meeting: 'Current Trends & Future Developments in the Student Housing Market'

Notes of this meeting, held on Thursday 21 February 2019, are now available to read and to download when you open this page.


Nottingham City Council Consultation on a New Selective Licensing Scheme
30 May 2022 to 22 August 2022

Details of the proposed Selective Licensing Scheme for privately rented properties (including changes to areas covered by the present scheme) and a link to the consultation survey can be found here:

Selective Licensing



Glasgow University Cannot Provide Guaranteed University Accommodation

On Friday 12 August 2022, Katy Scott, reported on the BBC Scotland News website that Glasgow University is automatically denying accommodation for students living within commuting distance, and is no longer guaranteeing a place to stay for students from further afield. There are conflicting views about the reason for this.

Bristol Student Accommodation Plans Upheld by Planning Inspector at Appeal

On Tuesday 2 November 2021 Amanda Cameron, Local Democracy Reporter for BristolLive filed a report that 50 students are scheduled to move into the re-developed ground floor of a residential apartment building at Cheswick Village after a planning inspector over-ruled the local council's decision to refuse planning permission for the project. Residents of the five-storey building had expected a GP surgery, gym and shops to fill the space as part of planning permission given in 2012 for a large new housing estate in Filton.

Queen's University Belfast Offers Students Money Not to Take Up University Accommodation

On Friday 10 September 2021, Robbie Meredith, BBC News NI Education Correspondent, reported that a 12% increase in the number of first-year applications to Queen's University Belfast has resulted in an 'unprecedented' demand for accommodation and over-subscription for rooms in its halls of residence. As a result, the university is offering some students money and other incentives to find alternative accommodation.


Broxtowe Borough Council Moves to Control HMOs in Beeston

Writing in the Nottingham Post on Wednesday 6 April 2022, Matt Jarram and Julian Turner Content Editor reported that an Article 4 Direction aimed at controlling the development of new HMOs in Beeston became effective on 26 March 2022 in response to concerns by residents about the increase in students living in HMOs in Beeston and the impact on the local community.

Nottingham Magistrates' Court to Hear Case of Director of Companies Renting Properties in the City Without Licence

On Wednesday 30 March 2022, Peter Hennessy, Nottingham Post Senior Journalist, reported that the case of the director of four different companies, who it is alleged illegally rented out six properties in the city, will be heard by Nottingham Magistrates' Court in June 2022.

Netherfield Against HMOs Calls on Gedling Borough Council to Change Planning Rules

Writing on Tuesday 8 March 2022, Nottingham Post's Jake Brigstock reported on a campaign starting in Netherfield calling for Gedling Borough Council to follow the lead of Nottingham City Council and Broxtowe Borough Council and introduce changes to planning legislation (namely an Article 4 Direction) to enable control over the number of future HMOs in Netherfield.


Arboretum: Cromwell Street Waste Management 'Nightmare' Problems

Writing in the Nottingham Post on Sunday 14 August 2022, Jack Thurlow reported on problems for people living on Cromwell Street in the Arboretum again this year with rats, fly-tipping, overflowing bins and rubbish thrown into the road

Bulldozers Move in on Tobacco Warehouse on Jubilee Campus

On Wednesday 3 August 2022, Jack Thurlow, writing in the Nottingham Post, reported (with photographs) on the progress of demolition of the John Player tobacco warehouse on Nottingham University's Jubilee Campus to make way for new student accommodation.

Planning Committee Gives Approval for Lenton Shisha Bar

On Wednesday 23 March 2022, Joseph Locker, Digital News Correspondent for the Nottingham Post reported that Nottingham City Council's Planning Committee had approved an application to concert the former Barclays Bank on Derby Road, Lenton into a restaurant and shisha bar. Objections to the proposal had been submitted by local residents, including those living in the Palmer Court independent living complex off Newgate Street, Nottingham City Homes, Nottingham Civic Society and residents' groups. This report follows on from the one posted by Anna Whittaker, Local Democracy Reporter, and Julian Turner, Content Editor, on 16 March 2022, which is also available on this page of the NAG website.


'Students are taking over a Newcastle suburb, but the residents are fighting back.' ...

BBC iPlayer - We Are England - A Place Called Home: Students in Suburbia - Newcastle






 You can view all planning applications by visiting the Planning Applications section of Nottingham City Council's website:


The Nottingham Action Group on HMOs wishes to thank: Nottingham City Council for funding support; everyone whose contributions (photographs, ideas, articles, work) form part of this website; and Magneto Technologies Ltd ( for the expertise which has enabled us to set up and maintain this website.

Last, but by no means least, we also thank our neighbours in the National HMO Lobby for their continuing help and support.

The views and opinions expressed in contributions to this website do not necessarily reflect those of the Nottingham Action Group on HMOs, its committee, or its wider membership.

Whilst we endeavour to ensure that reports are accurate, from time to time mistakes may occur. If you feel this is the case, please contact the Nottingham Action Group on HMOs. Information on how to do so is available on the 'Contact Us' page of this website.