What are the minimum room sizes in a licensed HMO?
National mandatory conditions in England set 6. 51 square metres for one person over ten, 10.
3 min read · Updated 2 August 2026
Overview
National mandatory conditions in England set 6.51 square metres for one person over ten, 10.22 square metres for two, and 4.64 square metres for a child under ten. Councils can impose larger sizes through licence conditions.
Practical guidance
- Measure usable floor area, excluding space under 1.5 metres head height.
- State the maximum occupancy of each room in the licence application.
- Never let a room below the standard, even briefly — it is a licence breach.
Related content
General information for UK landlords and letting agents, not legal advice. Rules differ across England, Wales, Scotland and Northern Ireland — check your local requirements or take advice before acting.