HMO room size rules in London
Every licensed HMO in England has to meet minimum bedroom sizes. They became a standard licence condition in October 2018, and some London councils set tougher local standards on top.
Updated 8 November 2026
The national minimum sizes
For a room used as sleeping accommodation in a licensed HMO, the floor area must be at least:
- 6.51 m² for one person aged over 10
- 10.22 m² for two people aged over 10
- 4.64 m² for one child aged under 10
A room smaller than 4.64 m² can't be used as a bedroom at all. Any part of the floor where the ceiling is lower than 1.5 metres – under a sloping roof, for example – doesn't count towards the area.
London boroughs can ask for more
The national figures are a floor, not a ceiling. Councils can set their own standards, and several London boroughs do. Tower Hamlets, for example, asks for 8.5 m² for one person (13 m² if the kitchen is in the room) and 13 m² for two people – so a room that passes the national rule can still fail locally.
Councils also set standards for kitchens, bathrooms and shared living space, usually based on how many people share them.
Check your property in a minute
Our free licence checker tells you which licence your property needs, borough by borough. If you need one, we prepare the whole application at a fixed price.
What happens if a room is too small
The council will normally make it a licence condition that the room isn't used for sleeping, or is only used by one person. You're usually given time to put things right, but letting a room in breach of a licence condition is an offence that can lead to a fine.
Measure before you apply
Room sizes are one of the most common reasons HMO applications get queried. We check every bedroom on your floor plan against both the national rules and your council's local standards before anything is submitted – and if you don't have a floor plan, we can provide one.
Questions landlords ask
What is the minimum bedroom size in an HMO?
6.51 m² for one person over 10, 10.22 m² for two people over 10, and 4.64 m² for a child under 10. Rooms under 4.64 m² can't be used for sleeping. Some London councils set higher local standards.
Does the area under a sloping ceiling count?
No. Floor space where the ceiling height is under 1.5 metres isn't counted towards the minimum room size.
Can two people share a 10 m² room in an HMO?
No. Two people over 10 need at least 10.22 m² under the national rules, and some London boroughs require more.
Check your property in a minute
Our free licence checker tells you which licence your property needs, borough by borough. If you need one, we prepare the whole application at a fixed price.
This guide is general information, not legal advice. Councils change their schemes and fees, so we confirm the position for your address before we accept your job.