Houses in multiple occupation (HMOs) can offer good quality, affordable accommodation to people who cannot afford to buy their own homes and are not eligible for council housing.
Most of the standards for HMOs are set by the government and are minimum requirements. Other standards are given as a guide to what we believe is reasonable for the health and safety of the people living there.
| Bedsit-type accommodation* | Shared houses/flats | Hostel / B&B type accommodation* | |
|---|---|---|---|
| Space standards | Cooking facilities in the room 1 person – 13m² 2 persons – 17m² Cooking facilities in a separate room 1 person – 9m² 2 persons – 14m² | Bedroom Sizes No adequate shared living area provided 1 person - 9m² 2 persons - 14m² Adequate shared living area provided 1 person - 6.51m² 2 persons -10.22m² Lounge/living area 1-3 people - 8.5 m² 4-6 people - 11m² | Cooking facilities in a separate room 1 person - 6.5m² 2 persons - 10.25m² 3 persons - 15m² or more 4 persons -19.5m² 5 persons - 24m² or more Where cooking facilities are in the room a minimum of 3.5m² to be added to the above relevant minimum floor area |
Cooking facilities | Exclusive use for each letting in a room or a separate kitchen. Cooker with 2 burners, oven grill for single person lettings. Otherwise, 4 burners’ oven and grill. | 2 to 5 persons, 1 set of cooking facilities. 6 to 10 persons, 2 sets of cooking facilities. | Exclusive use for each letting where practicable. Where shared 1 set of cooking facilities: 5 persons |
| Kitchen Sizes | Minimum floor space Up to 3 people - 5.5m² 4 people - 8.5m² 5 people - 9.5m² 6 people - 10.5m | Minimum floor space Up to 3 people - 5.5m² 4 people - 8.5m² 5 people - 9.5m² 6 people - 10.5m | Minimum floor space Up to 3 people - 5.5m² 4 people - 8.5m² 5 people - 9.5m² 6 people -10.5m |
Baths/ showers | Exclusive use for each letting or a minimum ratio of 1 bath/shower - 5 persons | 2 – 5 persons : 1 bath /shower 6 – 10 persons: 2 bath /shower | 1 ‐ 5 persons: 1 bath/shower 6 - 10 persons: 2 bath/shower |
Water closets | Exclusive use for each letting or minimum ratio of 1 WC**: 5 persons **All WC rooms must include a wash hand basin (WHB) with constant and adequate supplies of hot and cold running water. | 2 - 5 persons : 1 WC** 6 -10 persons: 2 WC **All WC rooms must include a wash hand basin (WHB) with constant and adequate supplies of hot and cold running water. | Each dwelling shall have its own exclusive WC / WHB facilities. |
- All rooms will have a minimum ceiling height of 2.1m over at least half the floor area.
- Ceiling heights below 1.5m will be discounted when calculating the floor area in any room.
- If a studio room has a partition, the floor area of both rooms can be included. However, sleeping rooms must not be less than a minimum area of 6.51m² for a single letting and 10.22m² for a double letting.
- It is acceptable to have a shared kitchen/dining or kitchen/living space, as long as the space provided for the lounge/living area is in line with the minimum stated above and there are openable windows in the space provided.
- Entrance lobbies/corridors within bedrooms. Where the room door opens into a lobby/corridor that is less than 1.2 metres wide, the entire lobby/corridor should be discounted.
Where the lobby/corridor is between 1.2 and 1.8 metres, some of the area may be counted (this reflects the fact that wider corridors can contribute to the storage capacity and spaciousness of bedrooms).
The allowable area is calculated by deducting 1.2 metres from the width and multiplying this by the length of the corridor. For example, if a corridor into a room is 1.5 metres wide by 2.5 metres deep, the useable area of the corridor would be (1.5 – 1.2 =) 0.3 x 2.5 metres. No deduction should be made where doors open into corridors/lobbies of more than 1.8 metres in width.
*Properties are subject to a Fire Safety Risk Assessment, and must be inspected and work approved by the local authority following consultation with the London Fire Brigade.
Premises are subject to the Housing Health and Safety Rating System (HHSRS). The HHSRS applies to all residential properties and assess whether premises have any defects that may give rise to a hazard, which in turn could cause harm to the occupiers, or any visitors to the property. Many of the items described in the following standards can also be required under the HHSRS (possibly to a higher level than described in this document).
Contact us
If you require further assistance, you can contact the HMO team.
Other contacts and guidance
- Housing health and safety rating system (HHSRS)
- LACORS Guidance
- Your responsibilities - Fire Risk Assessments | London Fire Brigade
- Government Department for Communities and Local Government
The following publications can be obtained from HM Stationery Office Ltd or online at:
- Website: http://www.opsi.gov.uk/si
- The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006 Statutory Instrument 2006 No. 373
- The Management of Houses in Multiple Occupation (England) Regulations 2006 Statutory Instrument 2006 No 372
London Landlord Accreditation Scheme
Guidance on short-term and holiday lets