Room sizes

The standards for room sizes are contained in the Chartered Institute of Environmental Health (CIEH) Amenity Standards for HMOs 1994, and the Houses in Multiple Occupation (Prescribed Description) (England) Order 2018.

(1) A child will be considered as a separate person/occupant in terms of these standards

(2) When determining whether it is suitable for occupation, the minimum room sizes are also subject to each room being of a shape offering adequate useable living space. 10% flexibility may be applied to the standards should additional facilities exist; however, this decision is at the case officer’s discretion and does not apply to the minimum bedroom sizes within Table A

(3) The minimum room measurement for a kitchen and kitchen/diner will depend on the number of occupants residing within the property and whether or not there are communal dining facilities available – See Tables A & B below

(4) In order for the minimum bedroom sizes to apply, suitably sized and appropriate communal dining facilities must be provided for the occupants to enable them to eat their meals. The facilities can include a kitchen with dining facilities (kitchen/diner) or a separate communal lounge/dining room - See A

(5) If there are no appropriate communal dining facilities available, either by a kitchen/diner or a communal lounge/dining room, the bedroom sizes are required to be larger to accommodate occupants eating within their rooms – See B

A: Room sizes where occupants have communal dining facilities

Bedroom sizes

Bedroom sizes where occupants have communal dining facilities
Bedroom occupancy Single Double
Minimum bedroom size: (persons over the age of 10 years old) 6.51m2 10.2m2

Minimum kitchen/diner size (dining facilities within the kitchen)

  • 1 to 3 persons: 10m2
  • 4 to 6 persons: 13m2
  • Each additional person: 1.5m2

OR

Minimum kitchen size (no dining facilities within the kitchen)

  • 1 to 3 persons: 5m2
  • 4 persons: 6m2
  • 5 persons: 7m2
  • Each additional person: 1.5m2

AND

Minimum communal lounge/dining room size:

  • 1 to 3 persons: 8.5m2
  • 4 to 6 persons: 13m2
  • Each additional person: 1.5m2

B: Room sizes where occupants have no communal dining facilities

Bedroom size

Bedroom sizes where occupants have no communal dining facilities
Bedroom occupancy Single Double
Minimum bedroom size: (persons over the age of 10 years old) 10.2m2 15m2

Minimum kitchen size (no communal dining facilities): 

  • 1 to 3 persons: 5m2
  • 4 persons: 6m2
  • 5 persons sharing: 7m2
  • Each additional person: 1.5m2

Please note the minimum floor-to-ceiling height is 2.14m, except where part of the ceiling slopes and then it should be a minimum of 2.14m over an area of the floor to not less than 50% of the area of the room, measured on a plane of 1.5m above the floor. For a child under ten years of age the minimum room size is 4.64m2

The following table provides room sizes for units that contain their own kitchens, but where bathroom facilities are usually shared (bedsit HMO).

Occupancy type

Single-occupancy bedsit or studio one-roomed unit

Single-occupancy bedsit or studio two or more-roomed unit

Minimum room sizes

(does not include bathroom size)

13m2

Living room/bedroom – 10m2

Kitchen – 5m2

- OR -

Living room/kitchen – 11m2

Bedroom – 6.51m2

 

Occupancy type

Double-occupancy bedsit or studio one-roomed unit

Double-occupancy bedsit or studio two or more-roomed unit

Minimum room sizes

(does not include bathroom size)

15m2

Living room/bedroom – 14m2

Kitchen – 5m2

- OR -

Living room/kitchen – 15m2

Bedroom – 10.2m2