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Apply for a house of multiple occupation licence (HMO)

Minimum HMO room size

These are the legal minimum standards, and we may set higher standards. For example kitchen facilities in a bedsit with a floor area of 10m2 is only suitable for one person.

If there are more occupiers than the levels we allow, you will have to reduce the numbers, or enlarge the room.

  • one person aged over 10 years has a room floor area no less than 6.51 square metres
  • two persons aged over 10 years has a room floor area no less than 10.22 square metres
  • one person aged under 10 years has a room floor area no less than 4.64 square metres
  • any room with a floor area of less than 4.64 square metres is not used as sleeping accommodation
  • any area of the room in which the ceiling height is less than 1.5m cannot be counted towards the room size
  • your licence sets out the maximum number of people over 10 years of age and/or under 10 years who may occupy rooms

Assessing minimum room sizes

  • when assessing room size, we measure the floor area in the room
  • built-in wardrobes (floor to ceiling) will be included in our calculation
  • wardrobes not at floor level will not be counted
  • any area of the room taken by the staircase bulkhead will not be counted in the calculation
  • ensuite facilities will not be considered as part of the floor area of the room
  • you cannot use communal space in other parts of the HMO, to make up for bedrooms smaller than the legal minimum
  • where your property is being extended/converted, you need to meet the minimum bedroom size
  • the measured space in any room must be usable space. It must fit the required amount of furniture. It should allow space for movement about the room

Important reminder


There are no specific room sizes for kitchens and bathrooms. However, there must be adequate space in the rooms for ease of use. The rooms should have ventilation, lighting and heating.

Natural light and ventilation in a bedroom without windows will need ventilation from the exterior of the property. This is to give fresh air and a ventilation system to allow air to escape the room. This will be assessed on a case by case basis.