If you’re a landlord or tenant in the UK, understanding HMO (House in Multiple Occupation) minimum room size requirements is essential. For landlords, meeting these requirements ensures compliance with UK law and keeps properties safe and habitable. For tenants, knowing the minimum room sizes protects your rights and assures you’re living in a healthy space. This guide will walk you through everything you need to know about HMO minimum room sizes so you can navigate the UK rental market confidently.

Why Are Minimum Room Sizes Important in HMOs?

The minimum room size requirements are in place to prevent overcrowding and ensure tenants live in healthy, habitable environments. Properly sized rooms improve the quality of life, reduce potential health risks, and ensure tenants have adequate personal space. These requirements are also crucial for landlords, as failing to comply can lead to hefty fines or even criminal charges.

HMO Minimum Room Size Requirements in the UK

In 2018, the UK government introduced strict minimum room size regulations for HMOs, particularly for licensed properties. These minimum room sizes are mandatory for all licensed HMOs across England. Here are the general guidelines:

Single Occupancy:

• Rooms must be at least 6.51 square metres for one adult.
• For children under 10 years old, rooms must be at least 4.64 square metres.

Double Occupancy:

• Rooms shared by two adults must be a minimum of 10.22 square metres.

These measurements are based on usable floor space. Areas with a ceiling height under 1.5 metres (like sloped ceilings in loft conversions) do not count towards the room’s total size.

Local Council Variations

While these are the national guidelines, local councils have the authority to impose additional room size requirements for HMOs. Some councils set higher standards to address local housing needs or concerns, particularly in areas where housing quality has been a persistent issue. Therefore, landlords should always check with their local council to ensure they’re meeting both national and local HMO standards

What Happens if an HMO Room Doesn’t Meet Minimum Size Requirements?

If a room in an HMO property doesn’t meet the minimum size requirements, landlords can face serious consequences. Local councils are empowered to enforce these standards and may issue notices requiring landlords to make changes. Possible actions include:

• Issuing fines: Landlords can face fines if they fail to comply.
• Revoking HMO licenses: Repeated breaches can lead to license revocation, making it illegal to rent the property as an HMO.
• Criminal charges: Severe cases of non-compliance could result in prosecution.

To avoid these penalties, landlords should inspect their properties and ensure every room meets the required size before letting it out.

How Do Landlords Measure Room Sizes for HMO Compliance?

When calculating room size, landlords should measure the area’s usable floor space accurately. Here’s a basic step-by-step guide:

• Use a Measuring Tape or Laser Measure: Start by measuring the length and width of the room in metres.
• Subtract Non-Usable Areas: Any area with a ceiling height under 1.5 metres or areas obstructed by built-in furniture should be excluded.
• Calculate the Usable Floor Area: Multiply the length and width of the usable area to get the square metre measurement.

It’s advisable to consult with a surveyor if you have any doubts about measurements, especially for irregularly shaped rooms.

Do These Requirements Apply to All Rental Properties?

These minimum room size requirements apply specifically to licensed HMOs. However, even if a property doesn’t require an HMO license, landlords must ensure the living space is suitable for tenants. The Housing Health and Safety Rating System (HHSRS) can be used by local councils to assess risks, including overcrowding, in non-HMO properties.

Tips for HMO Landlords to Stay Compliant

Compliance with HMO minimum room size requirements is crucial for landlords, but it’s only one aspect of HMO regulations. Here are some additional tips for landlords to ensure their property remains compliant:

• Stay Informed: Regularly check for updates in local council policies and national regulations.
• Perform Regular Inspections: Conduct routine inspections to ensure rooms meet minimum size and safety standards.
• Work with Professionals: Consider hiring a property manager or a compliance specialist for professional advice and support.
• Provide Adequate Amenities: Make sure tenants have sufficient access to shared facilities like kitchens and bathrooms.

For Tenants: What to Do if Your Room is Too Small

If you’re a tenant in an HMO and believe your room doesn’t meet the minimum size requirements, you can take the following steps:

• Talk to Your Landlord: Raise your concerns directly with your landlord and ask if they are aware of the minimum size regulations.
• Contact Your Local Council: If the landlord is unresponsive, report your concern to the local council’s housing team. They have the authority to inspect the property and enforce compliance.
• Seek Advice: Organisations like Shelter and Citizens Advice can provide guidance on your rights as a tenant.

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In Closing: HMO Minimum Room Size Requirements

Understanding the minimum room size requirements for HMOs is essential for both landlords and tenants in the UK. These regulations ensure safe and comfortable living spaces, promoting healthier environments in shared housing situations. For landlords, maintaining compliance is not only a legal obligation but also a way to attract and retain tenants by providing quality housing. For tenants, knowing your rights can help ensure you’re living in a space that meets the UK’s standards for safety and comfort.
Whether you’re letting or renting, familiarising yourself with these minimum requirements will help you navigate the UK HMO market confidently.

Further Reading