HMO Licensing Standards

*Standards & requirements may vary slightly with different local authorities.

​

Room Sizes (Minimum Floor Areas)

​

• 1 person (over 10 years old): minimum 6.51 m²

• 2 people (over 10 years old): minimum 10.22 m²

• 1 child (under 10): minimum 4.64 m²

• Rooms below 1.5 m ceiling height do not count toward usable space.

​

Overcrowding Standards

​

• Number of occupants must match room sizes.

• No room can be slept in by more people than it is legally sized for.

• Living rooms cannot usually be used as permanent bedrooms.

​

Fire Safety Requirements

(This varies by council, but the essentials are consistent.)

​

• Grade A or D interlinked fire alarm system (depending on size/complexity).

• Fire doors (FD30s) on all habitable rooms.

• Fire-resistant escape route (usually protected staircase).

• Emergency lighting (for larger HMOs).

• Fire extinguishers (where required in risk assessment) and fire blanket (typically in kitchen).

• Clear escape routes at all times.

• Fire risk assessment required for HMOs (legal requirement).

​

Kitchen Standards

(Depends on number of people sharing.)

​

Typically required:

​

• Adequate cooking facilities (hob, oven, grill).

• Worktop space (minimum ~500mm per user, varies).

• Sinks: usually 1 sink per 5 people + draining board.

• Fridge/freezer space: adequate for number of occupants.

• Cupboard space: approx. 0.3m³ per person (varies by council).

• Extractor fan for ventilation.

• Fire blanket in the kitchen.

​

Bathroom & WC Standards

​

• Minimum 1 bathroom (with bath or shower) per 5 people.

• Minimum 1 toilet per 5 people, separate or inside bathroom.

​

• Bathrooms must be:
   

  • adequately heated

  • ventilated

  • private and accessible

​

Heating Standards

​

• Fixed, permanent heating in every bedroom and living room.

• Heating must be capable of maintaining a reasonable temperature.

• Portable heaters are not acceptable as main heating.

​

Ventilation Requirements

​

• Extractor fans in kitchens and bathrooms.

• Adequate mechanical or natural ventilation.

• Windows must open properly in all habitable rooms.

​

Waste Disposal

​

• HMOs must have adequate refuse and recycling bins supplied.

• Regular waste removal must be managed to prevent build-up.

​

Management & Maintenance

​

• Clear management arrangements to keep property safe.

• Timely repairs to structure, fittings, heating, and appliances.

• Clean, well-maintained common areas.

​

• Annual testing of:
   

  • Gas Safety Certificate

  • Electrical Installation Condition Report (EICR)

  • PAT testing for appliances (recommended or required depending on council)

​

Safety Certification Requirements

​

Most HMOs must have:

​

• Gas Safety Certificate – annually

• EICR – every 5 years

• PAT testing – recommended annually

• Fire alarm system test & certificate

• Emergency lighting certificate (if applicable)

​

​

​