Whatsapp
FREE BROCHURE

What are HMO requirements UK?

Edwardian style terraced houses

Letting out a property as a house in multiple occupation (HMO) has its benefits, and could be a good option for someone looking to invest in buy-to-let properties. Firstly, rental yields tend to be higher from HMOs than with a standard buy-to-let property, and the risk of not getting paid each month reduces as each tenant/household within the property pays their own rent separately.

However, HMO requirements and rules are slightly more complicated than with standard buy-to-let, so you must understand HMO requirements and your responsibilities as an HMO owner and landlord before renting out a HMO. To help you decide whether an HMO is the right option for you and ensure you set up your HMO properly, we have created a guide explaining HMO requirements in the UK, detailing all the things you need to know.

What are houses in multiple occupation (HMOs)?

A house in multiple occupation has both of the following:

–            At least 3 tenants that live there, forming more than one household

–            The tenants share a toilet, bathroom, or kitchen facilities

A house qualifies as a large HMO if both the following apply:

  • At least 5 tenants live there, forming more than 1 household
  • The tenants share a toilet, bathroom or kitchen facilities

A household is classified as a single person living alone or members of the same family who live together. This includes people who are married or living together, or are related in any way.

HMO Requirements UK

HMO licenses

HMO licensing rules differ depending on which local authority the property is under. As a general rule, though, HMOs with five or more people who are not related and share a kitchen, toilet or bathroom require a licence. You can apply for a licence via your local authority. Find yours on the gov.uk website.

HMO licences are typically valid for five years, and you must renew your licence before it runs out. A separate licence is required for each HMO you run. Fees range from £500 to £1,500, depending on property location and council.

Always check your local council requirements, as rules vary across England, Wales, Scotland, and Northern Ireland.

Licensing essentials

HMO minimum room sizes

Houses in multiple occupancy have specific requirements when it comes to minimum room sizes throughout the house.

Bedrooms/sleeping accommodation size requirements are as follows:

  • 6.51 square metres for a person aged 10 or over
  • 10.22 square metres for 2 people aged 10 or over
  • 4.64 square metres for a child under 10 years old
EveryTrade worker measuring something on site

HMO kitchen requirements

7 metres squared for HMOs with 5 or fewer occupants

HMOs have minimum size requirements for kitchens, too, based on the number of people living in the HMO. The minimum size requirements for an HMO kitchen are as follows:

8 metres squared for HMOs with 6 to 7 occupants

9 metres squared for HMOs with 8 or 9 occupants

10 metres squared for HMOs with 10 occupants

There are also requirements regarding kitchen equipment and appliances that must be supplied in HMOs. For every five occupants, the HMO must have:

  • 1 cooker
  • 1 standard-sized fridge
  • 1 sink

There must also be a communal living room which is at least 13 square metres for HMOs with three people, with an additional one square metre for every additional occupant.

HMO bathroom requirements

Bathrooms must be fitted with suitable and functioning locks, and any shared bathroom or toilet must be accessible from a common area.

HMO fire safety requirements

As there are more people living within one property, HMOs are regarded as being at higher risk of fires than single-let properties. This means there are more comprehensive fire safety requirements in place to protect tenants. Landlords have a duty to take reasonable steps to reduce fire risks and ensure there are safe escape routes.

These requirements include:

  • Fire risk assessments: A fire risk assessment must be conducted and reviewed regularly.
  • Fire safety information: Fire safety information must be provided to tenants, and fire safety instructions must be displayed on fire doors within the property.
  • Smoke alarms: Smoke alarms are required on each story. For one or two-storey HMOs, a Grade D LD3 alarm is required, but HMO properties with three stories or more require a Grade A system, which covers all communal areas as well as an LD3 system for tenants’ rooms. Some properties may also need carbon monoxide detectors – check your local council requirements.
  • Fire doors: Fire doors are required for escape routes, especially on stairwells or leading to kitchens. You should install FD30 fire-rated doors at a minimum, but some HMOs are required to have FD60 fire doors. Doors should also have a cold smoke seal and intumescent strip to further protect tenants from fire.
  • Keyless exit doors: Outside-facing doors need to be able to be opened without a key, as do any doors that are part of the escape route.
  • Windows: Check local requirements for windows also, most require that each room have an openable window and a minimum window size.
  • Electrical requirements: The electricity in the house must be tested every 5 years by law to test for faults.
  • Gas safety requirements: If the property has gas, you must have a ‘Gas Safe’ registered engineer check the supply and appliances yearly.
  • Emergency lighting: HMOs with 5 or more applicants must have emergency lighting installed in communal areas.
A picture of a street of Georgian houses
Picture of a property getting renovated with a loft conversion, a house with scaffolding

HMO council tax and utility bills

If you are letting out individual rooms in your HMO, you are responsible for paying council tax and utility bills. If you let the property to a group of people, they should be jointly responsible for the council tax, unless they’re exempt (students, for example).

Usually, if you’re letting a property by the room, it’s easier to include the cost of utilities within the rent cost.

Planning permission requirements

Generally, you do not need planning permission to convert a house into a small HMO, with 3-6 unrelated people living within it, unless you’re in an Article 4 direction area where different rules can apply. However, if you want to convert a property into a larger HMO with 7+ people (known as a sui generis), planning permission is usually required. As always, it’s best to check with your local council on this.

Need help converting your property into an HMO?

If you’re looking to convert your property into an HMO, EveryTrade can help. We specialise in the construction of high-quality HMO investment properties across the UK, designed to maximise returns and meet all regulatory standards. Our expert team has extensive experience in creating functional, durable, and aesthetically appealing HMOs that attract tenants and optimise occupancy rates. Read our HMO conversion guide for top tips on converting your property into an HMO.

We can help guide you on what is required, including planning permission and safety requirements. Our team have a strong focus on efficiency and attention to detail, delivering tailored solutions to suit your needs and budgets. Get in touch with the team today on 0161 464 7177 or info@tdgcontracts.com. Alternatively, you can fill in the form on our website or WhatsApp us directly, and a member of the team will be in touch to answer your query!