Minimum Standards an HMO Must Meet Under UK Council Regs

Operating a House in Multiple Occupation (HMO) comes with strict legal responsibilities. Local councils across the UK enforce minimum property standards to ensure HMOs are safe, well-managed, and suitable for the number of occupants living in them.

While exact requirements can vary slightly between councils, the standards below form the core national minimums that most local authorities apply.

Minimum Room Size Requirements for HMOs

All HMO bedrooms must meet minimum floor area standards set by national regulations. These rules help prevent overcrowding and ensure tenants have safe, usable living space.

• Single adult (over 10 years old): minimum 6.51 m²

• Two adults (over 10 years old): minimum 10.22 m²

• One child (under 10 years old): minimum 4.64 m²

  
  

Areas where the ceiling height is below 1.5 metres are excluded from the usable floor area calculation.

Overcrowding Standards

HMO occupancy levels must always match the legally permitted room sizes. Councils will assess:

• The maximum number of occupants allowed in each bedroom

• The total number of people permitted in the property

• Whether any rooms are being used inappropriately as bedrooms

  
  

Living rooms are not usually permitted to be used as permanent sleeping accommodation.

Fire Safety Requirements in HMOs

HMO Fire Safety Requirements

Fire safety is one of the most heavily regulated aspects of HMO compliance.

While specific requirements vary by council and property layout, most HMOs must include:

• Interlinked fire alarm systems (Grade A or Grade D depending on property size and risk)

• FD30 fire doors fitted to habitable rooms

• A protected escape route, typically a fire-resistant staircase

• Emergency lighting in larger or more complex HMOs

• Fire extinguishers and fire blankets, usually located in kitchens

• Clear and unobstructed escape routes at all times

• A valid fire risk assessment for properties with shared areas

Kitchen Standards for HMO Properties

Kitchen facilities must be suitable for the number of occupants sharing them. Councils will assess:

• Adequate cooking facilities, including a hob, oven, and grill

• Sufficient worktop space, typically around 500mm per user

• At least one sink per five occupants, with a draining board

• Adequate fridge and freezer capacity

• Suitable cupboard storage, often around 0.3m³ per person

• Mechanical extraction to remove cooking fumes

• A fire blanket installed in the kitchen

Bathroom and WC Standards

HMOs must provide adequate washing and toilet facilities based on occupancy levels:

• A minimum of one bathroom (bath or shower) per five occupants

• A minimum of one toilet per five occupants, either separate or within a bathroom

Bathrooms must be:

• Properly heated

• Adequately ventilated

• Private and easily accessible to tenants

Heating Requirements

All HMOs must have safe, reliable heating systems:

• Fixed, permanent heating must be installed in every bedroom and living area

• Heating systems must be capable of maintaining a reasonable indoor temperature

• Portable heaters are not acceptable as a primary heat source

Ventilation Standards

Proper ventilation is essential to prevent damp, mould, and poor air quality:

• Extractor fans must be installed in kitchens and bathrooms

• Adequate mechanical or natural ventilation must be provided throughout

• All habitable rooms must have windows that open properly

Waste Disposal Requirements

Landlords must ensure HMOs have:

• Sufficient refuse and recycling bins provided by the local council

• Suitable waste storage areas

• Regular waste collection arrangements to prevent build-up and hygiene issues

Management and Maintenance Duties

HMO landlords are legally responsible for ongoing management, including:

• Clear management arrangements to keep tenants safe

• Prompt repairs to the structure, fixtures, heating, and appliances

• Clean and well-maintained communal areas

• Regular testing and inspection of safety systems

Mandatory Safety Certificates for HMOs

Most HMOs must hold valid safety certification, including:

• Gas Safety Certificate (renewed annually)

• Electrical Installation Condition Report (EICR) (every five years)

• PAT testing of electrical appliances (annually recommended or required by some councils)

• Fire alarm system testing and certification

• Emergency lighting certification, where applicable

Final Thoughts

Meeting HMO minimum standards is essential for securing a licence, avoiding enforcement action, and keeping tenants safe.

Council requirements can vary, landlords should always check local authority guidance or seek professional HMO compliance support to ensure full compliance.