Bedroom standard
The statutory measure of overcrowding based on rooms and occupants.
2 min read · Updated 2 August 2026
Overview
The bedroom standard in the Housing Act 1985 sets out when a home is statutorily overcrowded, based on how many people sleep in the property, their ages and sexes, and the number and size of the rooms available. Councils also apply room-size rules to licensed HMOs.
Legal requirements
- Statutory overcrowding is an offence for both the landlord and, in some cases, the occupier.
- Licensed HMOs have minimum sleeping-room sizes: 6.51m² for one adult, 10.22m² for two.
Practical guidance
- Record room dimensions in the inventory so you can evidence compliance.
- Refuse tenancies that would breach the permitted occupancy on the licence.
This wiki entry is 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.