{"id":981,"date":"2024-10-18T00:00:00","date_gmt":"2024-10-18T00:00:00","guid":{"rendered":"https:\/\/www.simplybusiness.co.uk\/knowledge\/articles\/guide-to-hmo-minimum-bedroom-sizes\/"},"modified":"2026-01-20T14:20:37","modified_gmt":"2026-01-20T14:20:37","slug":"hmo-requirements-for-bedroom-sizes","status":"publish","type":"knowledge","link":"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/hmo-requirements-for-bedroom-sizes\/","title":{"rendered":"HMO requirements \u2013 what is the minimum bedroom size in the UK?"},"content":{"rendered":"\n

To reduce overcrowding and poor conditions in rental properties, the government has set minimum bedroom size regulations for houses in multiple occupation (HMO).<\/p>\n\n\n\n

If landlords let rooms which are too small, or house too many tenants, they could face prosecution or be hit with a fine. <\/p>\n\n\n\n

Read our guide to make sure your rooms are big enough for tenants to live in comfortably and comply with the regulations.<\/p>\n\n\n\n

What\u2019s the minimum bedroom size for HMO properties?<\/h2>\n\n\n\n

A large HMO is a property that\u2019s let to five or more tenants from more than one household. In this type of property some or all of the tenants share toilet, bathroom or kitchen facilities, and at least one tenant pays rent.<\/p>\n\n\n\n

If you let a large HMO, it will need a licence. In 2018, mandatory HMO licensing<\/a> was extended to cover properties of all sizes, and not just those with three or more storeys. At the same time, a minimum size for a bedroom and limits on overcrowding were introduced.<\/p>\n\n\n\n

The minimum bedroom sizes for licensed HMOs are as follows:<\/p>\n\n\n\n

Bedroom occupant<\/strong><\/td>Minimum bedroom size<\/strong><\/td><\/tr>
One person over 10<\/td>6.51 sq metres (70 sq feet)<\/td><\/tr>
Two people over 10<\/td>10.22 sq metres (110 sq ft)<\/td><\/tr>
One child under 10<\/td>4.64 sq metres (49 sq ft)<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n

Read more: <\/strong>A guide to HMOs for landlords<\/a><\/p>\n\n\n\n

HMO room size requirements \u2013 what else do you need to know?<\/strong><\/h3>\n\n\n\n

If any room in the HMO has a floor area of less than 4.64 square metres, you must tell your local housing authority. At the same time, you need to make sure that no room with an area of less than 4.64 square metres is used as a bedroom.<\/p>\n\n\n\n

The government says that when measuring rooms you need to include the whole floor area from wall to wall where the ceiling is higher than 1.5 metres. If any part of a room has a ceiling of less than 1.5 metres, this area can\u2019t be included in the measurement.<\/p>\n\n\n\n

Overcrowding \u2013 is there a maximum number of occupants for HMOs?<\/strong><\/h2>\n\n\n\n

HMO regulations<\/a> were introduced to stop \u2018opportunist rogue landlords\u2019 exploiting vulnerable tenants with sub-standard, overcrowded homes which are potentially dangerous.<\/p>\n\n\n\n

\n<\/div>\n\n\n\n

As well as extending mandatory licensing and introducing minimum bedroom sizes, the government introduced rules on the number of tenants allowed in an HMO property.<\/p>\n\n\n\n

Each licence states a maximum number of people who can live in each bedroom for the following criteria:<\/p>\n\n\n\n