HMO standards
People living in HMOs
Maximum people
The licence confirms the maximum number of people allowed to live in the property based on things like:
- the number of bathrooms
- room sizes
- kitchen facilities
Private Sector Housing Officers carry out annual inspections of all licenced HMOs that include checking:
- for hazards in the properties
- the licence is complied with
- the rooms are occupied by the relevant number permitted
Children and DBS checking
Children can live in HMOs, but it isn't encouraged and is very rare.
DBS checks for other tenants are not needed - DBS checks are usually for employment or volunteering work (e.g. for a charity).
There are no grounds for anyone to apply for a basic DBS check for someone else without their permission. These checks would need to be made by central government and would like be challenged on the basis of human rights, 'Article 8 Right to private and family life', and would need extensive public consultation by central government.
Parking
Generally speaking, most tenants in HMOs do not own cars.
Up to 6 tenants
There are no regulations relating to parking for HMOs with up to 6 tenants.
7 or more tenants
HMOs with 7 or more tenants need planning permission. The planning department will look at available off-road parking before approving the application and will also consider alternative options such as bicycle racks being made available for tenants.
Bins
Bin capacity provided will be based on the number of council tax bills for the property.
One council tax bill
One 180 litre general refuse bin will be provided.
Multiple council tax bills
The property will be assessed for communal bins rather than individual bins.
We will consider alternatives if it's not possible provide or safely empty communal bins (e.g. due to storage or access issues).
Capacity provided per property (either in communal or individual bins):
- General refuse - 180 litres
- Recycling - 240 litres
Amenity standards
Not all of the standards mentioned are legal requirements, however the standards contained within this guide have been adopted by the majority of Local Authorities in the East Midlands. This includes Derbyshire, Leicestershire, Lincolnshire, Northamptonshire and Nottinghamshire.
The standards are usually regarded as a minimum but are a guide only and do not apply to bedsits.
It is recommended that landlords discuss their plans with both Planning and Building Control to understand their requirements.
It is recognised that landlords can achieve the same standards by providing different amenities and / or facilities within bedrooms or larger living space, therefore other factors or compensatory features will be considered when inspecting a property, allowing for a degree of flexibility in certain circumstances.
General
HMOs with 5 or more occupants require a licence, please contact the Licensing Unit.
Accommodation must have adequate means of space heating.
All areas should be fitted with appropriate fire detection and fire precaution equipment. Please contact your local Fire Officer to arrange an inspection.
HMOs with 6 or more occupants and those requiring any kind of building works may require building control approval.
HMOs of 7 or more occupants will require planning consent. Please contact your local Planning and Building Control Departments for more information.
Kitchens
- All kitchens shall be of such a layout and size to adequately enable those sharing to safely store, prepare and cook food
- Shared kitchens must be suitably located, normally not more than one floor away from any living accommodation except where dining room is provided next to kitchen
- All equipment and facilities in kitchens shall be fit for purpose
| Occupiers | Up to 4 | 5 to 6 | 7 to 10 | 11 to 15 |
|---|---|---|---|---|
| Cooker | Oven, grill and 4 ring cooker | Oven, grill and 4 ring cooker plus additional microwave | 2 ovens, 2 grills and 8 ring cooker | 3 ovens, 3 grills and 8 ring cooker |
| Microwave | Optional – may allow extra sharing of cooking facilities at the council’s discretion | Optional – may allow extra sharing of cooking facilities at the council’s discretion | Optional – may allow extra sharing of cooking facilities at the council’s discretion | Optional – may allow extra sharing of cooking facilities at the council’s discretion |
| Kitchen Sink | Sink and drainer with hot and cold water | Sink and drainer with hot and cold water | 2 sinks and drainers with hot and cold water or 1 set with a dishwasher | 3 sinks and drainers with hot and cold water or 2 sets with a dishwasher |
| Worktop | Depth – minimum 500m, length 2 metres | Depth – minimum 500m, length 2 metres | Depth – minimum 500m, length 2 metres per 6 people plus 0.5m per person thereafter | Depth – minimum 500m, length 2 metres per 6 people plus 0.5m per person thereafter |
| Electrical Sockets over Worktop | 4 sockets (excluding those in use for fridge, washing machine, etc) | 5 sockets (excluding those in use for fridge, washing machine, etc) | 6 sockets (excluding those in use for fridge, washing machine, etc) | 8 sockets (excluding those in use for fridge, washing machine, etc) |
| Dry Food Storage | Single wall unit per occupant | Single wall unit per occupant | Single wall unit per occupant | Single wall unit per occupant |
| Fridge (with freezer compartment or separate freezer) | Suitably sized fridge(s) so each occupant has one shelf and a separate freezer compartment | Suitably sized fridge(s) so each occupant has one shelf and a separate freezer compartment | Suitably sized fridge(s) so each occupant has one shelf and a separate freezer compartment | Suitably sized fridge(s) so each occupant has one shelf and a separate freezer compartment |
| Refuse Disposal | Please follow our waste disposal scheme | Please follow our waste disposal scheme | Please follow our waste disposal scheme | Please follow our waste disposal scheme |
| Ventilation | A mechanical extraction fan in accordance with Building Regulation requirements | A mechanical extraction fan in accordance with Building Regulation requirements | A mechanical extraction fan in accordance with Building Regulation requirements | A mechanical extraction fan in accordance with Building Regulation requirements |
Bathrooms
- Any person with access to an ensuite facility shall be excluded from the calculations
- Bathrooms and WCs must be of an adequate size and layout and be adequately heated and ventilated and should include humidistat-controlled extraction
- All rooms in which a WC is located shall have a wash hand basin in the same room
- All baths, showers and wash hand basins shall be fit for purpose and have taps supplying an adequate supply of hot and cold water
- Bathrooms and WCs must be suitably located, not more than one floor away from any living accommodation
| Occupiers | Up to 4 | 5 to 6 | 7 to 10 | 11 to 15 |
|---|---|---|---|---|
| Shared WC with wash hand basin with splashback | 1 | 2 | 2 | 3 |
| Shared Bath or Shower | 1 | 1 | 2 | 3 |
| WC | - | 1 x WC must be in separate room | 1 x WC must be in separate room | 2 x WC must be in a separate room |
Bedrooms
| Room Capacity | 1 Person Room | 2 Person Room | 3 Person Room | 4 Person Room |
|---|---|---|---|---|
| Bedroom with lounge or dining space elsewhere and cooking facilities not provided in bedroom | 6.51 square metres | 10.22 square metres | 15 square metres | 20 square metres |
| Bedroom with no adequate lounge or dining space and cooking facilities not provided in bedroom | 8 square metres* | 12 square metres* | 17 square metres | 22 square metres |
| Bedrooms (bedsits) with lounge and cooking facilities provided in the room | 12 square metres | 16 square metres | 21 square metres | 26 square metres |
* The minimum legal requirement for a 1-person room is 6.51sqm and 10.22sqm for 2 persons. This measurement does not include en-suites or built in cupboards in the floor size
Living Space
| Kitchens | 7sqm if used by 1-5 persons For over 5 persons an additional 3sqm per person sharing the kitchen |
|---|
Last updated 13 October 2025