HMO Room Sizes: What is Important
November 10, 2025
With over 23 years of experience in HMO development and management, we have truly seen it all when it comes to Houses in Multiple Occupation. At Foot Forward Properties, every HMO project starts with one key principle: the right property shell. A successful HMO begins with selecting a spacious, well-located property that has the right bones to create generous, comfortable rooms that tenants actually enjoy living in.
The Problem with “Cheap” HMO Conversions
One of the biggest mistakes investors make is assuming that a cheaper property equals a better deal. In reality, most of these so-called bargains are small, awkwardly shaped houses that result in cramped, pokey HMOs. We see this all too often, investors cutting corners and squeezing in as many tiny rooms as possible just to make the numbers look good on paper. Unfortunately, these are the very same landlords now selling up fast because their properties are outdated, non-compliant, and unattractive to tenants.
At Foot Forward, we take the opposite approach. Every property we develop is carefully hand selected to ensure ample space, both for bedrooms and communal areas. We go well above the minimum room size standards required for licensed HMOs, and we ensure every bedroom includes a private en-suite. This attention to detail not only keeps our developments compliant, it also makes them more desirable to tenants and delivers stronger, more sustainable returns for investors.
Understanding Minimum Room Size Standards
Every HMO must meet specific minimum size requirements based on the number of tenants and the facilities provided. Local councils set out these standards, which include both bedroom sizes and the amount of shared kitchen space available per occupant. Rooms that fall short of these requirements are legally not allowed to be let out.
Right now, the market is flooded with HMOs that have rooms which fail these basic standards. Many are being advertised as “value add opportunities”, but the reality is very different. Once a new owner takes over, they often discover that several rooms cannot legally be rented, instantly destroying their projected returns.
Why Working with Foot Forward Makes the Difference
When you partner with Foot Forward, you get more than just a developer. You gain a full end to end HMO partner who manages every stage, from sourcing the right property shell through to planning, design, floorplans, and full compliance checks. Our internal team handles all the regulations and licensing requirements to ensure your investment is fully compliant and future proof.
We do not take shortcuts. Every one of our HMOs is built for longevity, tenant satisfaction, and high occupancy. Our management team understands exactly what local authorities expect and ensures every single unit exceeds those standards before any tenant moves in.
The Importance of En-Suite Rooms in Today’s Market
In modern HMOs, en-suite rooms are no longer a luxury, they are an expectation. Very few tenants today want to share bathroom or toilet facilities. Having a private, self-contained room with its own en-suite dramatically improves tenant demand and reduces void periods. Every property we develop at Foot Forward includes en-suites in all bedrooms because this is what delivers long-term rental stability and keeps tenants happy.
Creating Sustainable, Compliant HMOs That Perform
The HMO market is changing. Regulations are tightening, and tenant expectations are rising. Properties that just scrape by with the legal minimums will continue to underperform, while quality developments with space, comfort, and compliance will thrive. That is exactly where Foot Forward Properties excels.
We believe that bigger, brighter rooms and thoughtful layouts lead to higher occupancy, better tenants, and stronger yields. It is not about cutting costs, it is about building quality investments that perform year after year.
If you are looking to invest in fully compliant, professionally managed HMO properties that are designed for long-term success, visit www.footforwardproperties.co.uk/hmo-for-sale to see our latest opportunities.
Frequently Asked Questions
1. What is the minimum legal room size for an HMO?
The minimum bedroom size depends on the number of occupants. As a general guide, a single room must be at least 6.51 square metres, and a double room must be at least 10.22 square metres. However, some councils have stricter requirements, so it is important to check the local authority standards.
2. What happens if a room in a HMO is too small?
If a room does not meet the legal minimum size, it cannot be legally rented out. The council may issue an improvement notice or even remove the room from the HMO licence entirely. This is why buying compliant properties from trusted developers like Foot Forward is so important.
3. Are en-suite rooms necessary for an HMO?
While not legally required, en-suite rooms have become a key feature in modern HMOs. Tenants overwhelmingly prefer private bathrooms, and properties with en-suites usually achieve higher occupancy rates and stronger rental returns.
4. How can I make sure my HMO is compliant?
The best way is to work with a specialist HMO developer and management firm. At Foot Forward, we handle all compliance matters, from licensing and planning to floorplans and safety standards.
5. Why are so many HMOs for sale right now?
Many tired or rogue landlords are exiting the market because their properties no longer meet compliance standards or have become unprofitable. These properties are often marketed as “investment opportunities” but come with costly legal and refurbishment challenges.
Foot Forward Properties
23 years of trusted HMO development and management experience. Creating compliant, high-performing HMO investments across the UK.