Published by Roger Goodwin, Managing Director, Into Property Investing

As someone who's been investing in Warrington properties for years and currently manages multiple HMOs in the area, I've been closely monitoring Warrington Council's evolving approach to HMO regulation. The recent developments around Article 4 directions and new HMO policies are creating both challenges and opportunities for property investors in our local market.

Understanding the Current Landscape

Warrington has become an increasingly attractive location for property investment, particularly for HMOs. The combination of strong rental demand, excellent transport links to Manchester and Liverpool, and historically more relaxed planning policies has made it a hotspot for investors like myself.

However, like many councils across the UK, Warrington is now implementing stricter controls on HMO developments through Article 4 directions and updated licensing requirements.

What Are Article 4 Directions?

Article 4 directions remove permitted development rights that normally allow property owners to convert family homes into small HMOs (3–6 people) without planning permission. Once an Article 4 direction is in place, any conversion requires full planning permission from the council.

Key implications for investors:

·        No more automatic conversions from C3 (family homes) to C4 (small HMOs)

·        Planning applications required for all HMO conversions

·        Increased costs and timeframes for new projects

·        Greater scrutiny on property standards and local impact

Warrington's Specific Approach

From my experience dealing with Warrington Council and speaking with other local investors, here's what I'm seeing:

Current Status

·        Article 4 directions are being considered for specific areas with high concentrations of HMOs

·        The council is conducting consultation periods with local residents and stakeholders

·        Implementation is likely to be phased, targeting problem areas first

Areas of Focus

Based on council communications and local knowledge, the following areas are likely to be affected:

·        Central Warrington residential areas

·        Areas near the town centre with existing HMO clusters

·        Neighbourhoods where resident complaints about HMO concentrations have increased

What This Means for Your Investment Strategy

Having navigated similar policy changes in other areas where I invest, here's my practical advice:

For Existing HMO Owners

·        Review your licences: Ensure all properties are properly licensed and compliant

·        Maintain high standards: Poor management practices attract regulatory attention

·        Build good relationships: Work with neighbours and the council proactively

·        Document everything: Keep detailed records of tenant management and property maintenance

For New Investors

·        Act quickly on existing opportunities: Properties with existing HMO use or planning permission become more valuable

·        Factor in planning costs: Budget £2,000–£5,000 for planning applications and associated costs

·        Consider alternative strategies: Look at larger HMOs (7+ bedrooms), which may have different regulations

·        Focus on quality over quantity: Better to have fewer, high-standard properties than multiple problem ones

My Experience with Warrington Properties

I currently manage three HMO properties in Warrington, and they've been some of my most successful investments. The key has been:

1.     Choosing the right locations: Areas with good transport links but not oversaturated with HMOs

2.     Maintaining excellent standards: Professional management and regular maintenance

3.     Building relationships: With tenants, neighbours, and local authorities

4.     Staying compliant: Always being ahead of licensing and safety requirements

Timeline and Next Steps

Based on typical council processes, here's what I expect:

·        Q4 2025: Continued consultation and policy development

·        Q1 2026: Formal Article 4 direction announcements for specific areas

·        Q2 2026: Implementation begins in targeted zones

·        Ongoing: Gradual expansion to other areas based on evidence and need

Practical Action Points

If you're investing or considering investing in Warrington HMOs:

1.     Monitor council communications: Sign up for planning alerts and attend public consultations

2.     Get professional advice: Speak with local planning consultants who understand Warrington's approach

3.     Review your portfolio: Assess which properties might be affected and plan accordingly

4.     Consider timing: Existing opportunities may become more valuable as restrictions tighten

5.     Focus on compliance: Ensure all current properties exceed minimum standards

The Bigger Picture

While these changes might seem restrictive, they're actually creating opportunities for professional investors who do things properly. As someone who's built a successful property business by focusing on quality and compliance, I see this as a chance to differentiate from amateur landlords who cut corners.

The key is to adapt your strategy rather than fight the changes. Professional property investment has always been about working with regulations, not against them.

Need Help with Your Warrington Investment Strategy?

If you're looking to invest in Warrington or need advice on navigating these policy changes, I offer free 15-minute consultations where we can discuss your specific situation and goals. As someone who's successfully invested in the area and worked through similar regulatory changes in other locations, I can help you develop a strategy that works with the new landscape, not against it.

👉 Book your free consultation here