As a property investor with a House of Multiple Occupancy (HMO), you know that securing and renewing your HMO licence are essential for staying compliant and keeping your tenants safe. But one detail that can catch landlords out, especially at renewal time, is room size.
Even if your HMO licence was granted before, that does not mean things will not be looked at more closely next time. In fact, local authorities often carry out more thorough checks at renewal, especially if licensing rules have changed or been updated.
What Are the Minimum Room Sizes for HMOs?
Under the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018, the minimum room sizes for sleeping accommodation in HMOs are:
- · Single occupancy: Minimum 6.51m²
- · Two occupants: Minimum 10.22m²
- · Children under 10: Minimum 4.64m²
These are national minimum standards. However, local councils often set higher standards, so it is essential to check the HMO guidance in your area.
Why This Becomes a Problem at Licence Renewal
When you originally applied for your licence, the local authority may have taken a more flexible approach, especially if your HMO was licensed under older rules. But at renewal, councils may reassess room sizes with stricter enforcement, apply updated local policies, or review changes in occupancy (e.g. a single room now being used by a couple).
If any of your rooms fall below the minimum standard, your renewal could be refused, delayed, or granted with conditions. This could be reducing the number of tenants you can rent to or making changes to the layout.
If you are forced to remove a tenant from a non-compliant room, that is a direct hit to your rental income. Worse still, if the council issues a compliance notice or your HMO is deemed unfit, you may face fines, enforcement action, or reputational damage.
How to Stay Compliant with Room Sizes for HMOs
- Measure accurately: Councils measure the usable floor area where ceiling height is at least 1.5m. Make sure your measurements align with this.
- Consult local guidance: Local authorities often publish their own HMO standards. These may exceed the national minimum.
- Think ahead: If you are planning a refurbishment or looking to increase occupancy, make sure the rooms will meet all HMO requirements.
- Work with professionals: A good HMO surveyor or planning consultant can help ensure your layout is compliant.
- Speak to your licensing team: It is worth checking in with your council’s housing team before you renew, to avoid surprises.
Do not assume that because your HMO was previously licensed, it will automatically pass at renewal. Regulations evolve, and so do local council expectations. By checking your room sizes, you will protect your investment and keep your tenants happy.