HMO Room Size and Amenity Requirements

What This Requirement Covers

The Housing Act 2004 and the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 set minimum room sizes and amenity standards for licensed HMOs. Local authorities may set higher standards in their local licensing conditions.

Key Requirements

Minimum Room Sizes (National Standard)

1. Single person sleeping room: 6.51 m² minimum floor area
2. Two-person sleeping room: 10.22 m² minimum floor area
3. Child under 10 sleeping room: 4.64 m² minimum floor area
4. Any room smaller than 4.64 m² must not be used as sleeping accommodation
5. These sizes apply to the room as a whole; furniture, fixtures, and fittings are not deducted

Kitchen Facilities

The LACORS guidance recommends minimum kitchen provision based on the number of occupants

1. 1-5 occupants (shared kitchen): A cooker with 4 burners and an oven, a sink with drainer, a worktop of at least 1000 mm, a refrigerator, and 3 double power sockets
2. 6-10 occupants: Two sets of the above facilities (or proportionally increased), plus a dishwasher or additional sink
3. Kitchens must have adequate ventilation (extract fan) and adequate natural or artificial lighting
4. Food storage must be provided (cupboard or pantry space for each occupant)

Bathroom Facilities

The LACORS guidance recommends

1. 1 bathroom per 5 occupants (some authorities require 1 per 4)
2. 1 WC per 5 occupants (may be within the bathroom)
3. Where there are more than 5 occupants, at least one WC must be in a separate compartment (not within a bathroom)
4. Each bathroom must have a bath or shower, a washbasin, and adequate hot and cold water supply
5. Bathrooms must be ventilated (mechanical extract preferred)

Common Space

1. Some local authorities require a communal living room in addition to the kitchen
2. The minimum size depends on the number of occupants and the local authority's standards
3. A kitchen-dining room may satisfy both the kitchen and common space requirements if sufficiently large

Practical Compliance Tips

1. Check your local authority's specific licensing conditions; they may exceed the national minimum standards
2. Measure room sizes using the full floor area (including bay windows, built-in wardrobes, and alcoves)
3. Rooms with sloping ceilings (loft rooms) may only count the area where the ceiling height exceeds 1.5 metres
4. Do not overcrowd rooms; the licence specifies the maximum number of persons for each room
5. Keep the kitchen and bathroom facilities in good working order; local authority inspectors will check
6. Provide adequate waste bins and arrange regular refuse collection
7. Display the HMO licence in a prominent location within the property