HMO standards: room sizes, amenities and fire safety explained
Written by Sam Allcock · Last updated 23 August 2026 · Facts checked against GOV.UK and UK legislation on the date above
National minimum bedroom sizes for licensed HMOs are set out in law: 6.51 square metres for one person aged over 10, 10.22 square metres for two people aged over 10 sharing, and 4.64 square metres for a child under 10.
These have applied as mandatory conditions on Part 2 HMO licences granted from 1 October 2018 onwards, under The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2018.
This guide sets out the room-size rules in full, what else a council typically checks - amenities, fire safety, general suitability - and how to think about whether your property is likely to pass, based on GOV.UK's HMO guidance and the 2018 regulations, checked on 23 August 2026.
This is general information, not a substitute for a professional assessment. Only your council (or a qualified surveyor/inspector) can confirm whether a specific property meets its licensing standards.
What are HMO standards?
HMO standards are the physical and safety conditions a licensed property has to meet, covering things like room sizes, safety certificates, and whether the property genuinely suits the number of people living there.
Some standards, like the national minimum room sizes below, are set in law and apply everywhere in England; others are checked and enforced through conditions your specific council attaches to your licence.
What are the minimum room sizes for HMO bedrooms?
The national minimum floor areas for rooms used as sleeping accommodation in a licensed HMO are set out in the 2018 regulations and apply as mandatory licence conditions.
| Occupant | Minimum floor area |
|---|---|
| One person aged over 10 | 6.51 square metres |
| Two persons aged over 10, sharing | 10.22 square metres |
| One person aged under 10 | 4.64 square metres |
Source: The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2018, in force from 1 October 2018 - these figures apply as mandatory conditions on all Part 2 HMO licences granted on or after that date.
What happens if a bedroom is below the minimum size?
Because these figures are mandatory licence conditions rather than guidance, a council can't licence a room below the relevant minimum for use as sleeping accommodation by that number or age of occupant.
In practice, that can mean a council restricting how many people (or which ages) a specific room in your property can be licensed for, so it's worth measuring your rooms against these figures before you apply rather than after.
What amenity standards apply to kitchens and bathrooms?
There isn't a single fixed national ratio published on GOV.UK for how many kitchens or bathrooms an HMO needs per occupant - amenity standards are typically applied through the specific conditions your council sets when it licenses your property.
Because this varies by council rather than by national statute, we'd rather be honest that we couldn't verify a single figure than guess one - ask your council's licensing team directly what amenity provision it expects for a property of your size before you apply.
What fire safety standards apply?
Working smoke alarms must be installed and properly maintained throughout a licensed HMO, and this is a condition GOV.UK confirms applies to every HMO licence.
Beyond smoke alarms, councils assess fire precautions - such as escape routes and fire doors - as part of the licence application and any inspection, and the detail expected can depend on the size and layout of your specific property, so this is best confirmed with your council rather than assumed from a generic list.
Does my property need to "suit" the number of occupants generally?
Yes - GOV.UK's licence conditions require that "the house is suitable for the number of occupants," on top of the specific room-size rules above.
This is a broader, common-sense check that sits alongside the fixed room-size figures, rather than replacing them.
Will my property pass? What to check before you apply
Before you apply, it's worth working through the standards you can check yourself, so nothing holds up your application later.
- Measure every bedroom against the 6.51 / 10.22 / 4.64 square metre figures above, for the actual number and age of people who'll sleep in each room.
- Check your gas safety certificate is current - it needs to be sent to the council annually.
- Check you can produce electrical safety certificates for appliances if the council asks.
- Confirm smoke alarms are fitted and working throughout the property.
- Ask your council what amenity and fire-safety conditions it applies to a property of your size, since these are set locally.
For the practical steps involved in submitting your application once you've checked the above, see our how to apply guide.
What if my property doesn't currently meet the standards?
If a room, safety certificate or facility falls short, you'll typically need to make changes - for example combining rooms, improving fire precautions, or renewing a certificate - before a council will grant or renew your licence.
Speak to your council's licensing team early if you think your property may not meet the standards, since they can tell you exactly what's required for your specific case rather than a general list like this one.
Frequently asked questions
What is the minimum bedroom size for one adult in an HMO?
6.51 square metres, for a room used as sleeping accommodation by one person aged over 10, under the 2018 HMO regulations.
What is the minimum bedroom size for two adults sharing in an HMO?
10.22 square metres, for a room used as sleeping accommodation by two people aged over 10, under the 2018 HMO regulations.
What is the minimum bedroom size for a child in an HMO?
4.64 square metres, for a room used as sleeping accommodation by one person aged under 10, under the 2018 HMO regulations.
Do these minimum room sizes apply to every rented property, or just licensed HMOs?
They apply as mandatory conditions on Part 2 HMO licences granted from 1 October 2018 onwards - check with your council how standards apply if your property isn't a licensable HMO.
Is there a national rule for how many bathrooms an HMO needs?
We couldn't verify a single national ratio on GOV.UK - amenity standards like this are generally applied through your specific council's licence conditions, so ask your council directly.
Who checks whether my HMO meets the standards?
Your local council assesses this as part of your licence application, and may inspect the property; only your council can confirm whether a specific property meets its requirements.
apply for licence is an independent guide and is not affiliated with, endorsed by, or connected to GOV.UK, any local council, or any government body. This page is general information, not legal or professional advice - for confirmation that a specific property meets licensing standards, contact your council or a qualified housing professional.