Why are so many HMOs in Spotland? The debate over shared housing in Rochdale

Walk through parts of Spotland and it quickly becomes apparent that the area has a far higher concentration of Houses in Multiple Occupation (HMOs) than many other parts of Rochdale borough. Once occupied by single families, many larger Victorian and Edwardian terraced properties have gradually been converted into shared accommodation, making Spotland one of the borough's most significant clusters of HMOs.

The trend has become an increasingly important issue for residents, landlords and councillors alike. While HMOs provide an important source of affordable accommodation for many people, questions continue to be raised about whether too many are concentrated in particular neighbourhoods and what effect that has on local communities.

A House in Multiple Occupation is a property occupied by people from more than one household who share facilities such as kitchens or bathrooms. Larger HMOs with five or more occupants have long required mandatory licences, while since April 2025 Rochdale Council has expanded its additional licensing scheme to include many smaller HMOs with three or four occupants across the borough. The authority says the scheme is intended to improve housing standards, fire safety and property management.

Spotland's high concentration has developed over many years rather than overnight. Much of the housing stock consists of relatively large terraced homes close to Rochdale town centre, public transport, local shops and employment opportunities. Those characteristics make the area attractive for shared housing, particularly for single working adults, people on lower incomes and those needing flexible rented accommodation.

Supporters of HMOs argue they perform an essential role in the local housing market. They provide accommodation for key workers, young people leaving home, people whose relationships have broken down, those moving into the area for work and residents who simply cannot afford to rent an entire property on their own. With housing affordability remaining a challenge across Greater Manchester, shared accommodation is often one of the few realistic options available.

Critics, however, argue that excessive concentrations of HMOs can fundamentally change the character of established residential streets. Residents have raised concerns over increased parking pressures, higher population turnover, refuse management, antisocial behaviour linked to a minority of poorly managed properties and the gradual reduction in the number of traditional family homes available to buy.

Not every HMO creates problems. Many are professionally managed, well maintained and occupied by tenants who contribute positively to the local community. Councils and housing organisations frequently stress that poor management, rather than the concept of shared housing itself, is often at the heart of complaints.

Recognising those concerns, Rochdale Borough Council operates a licensing regime designed to ensure HMOs meet minimum standards covering fire precautions, room sizes, kitchen and bathroom facilities, property management and tenant safety. Licensed HMOs are recorded on a public register, allowing residents to check whether qualifying properties have been licensed.

The wider debate is about balance. Most housing experts accept that HMOs form an important part of the housing mix, but many also argue that large numbers concentrated within relatively small areas can place additional pressure on local services and alter neighbourhood dynamics. Achieving the right balance between providing affordable accommodation and maintaining stable, mixed communities remains one of the key challenges facing local authorities.

Spotland sits at the centre of that discussion in Rochdale. For some, its concentration of shared housing demonstrates the borough's ability to provide affordable homes for a diverse population. For others, it illustrates why councils should have stronger planning powers to prevent excessive clustering and preserve the long-term character of residential streets.

As demand for affordable rented accommodation continues to grow, the debate surrounding HMOs is unlikely to disappear. Future planning decisions, licensing enforcement and investment in housing quality will all play a part in determining whether areas such as Spotland can successfully balance the needs of tenants, landlords and long-established residents alike.