HMO floor plans

The sample five bedroom HMO from outside: a two-storey red brick house with a grey slate roof, white windows, a green front door with a canopy and a small front garden.

Illustrative sample, not a real property

Drag to turn the house. Pinch, scroll or use + and − to zoom. Tap a room to zoom in on it.

  • Double room
  • Single room
  • Below minimum
  • Shared space
  • Bathroom
  • Escape route
  • FD30 fire door
  • Smoke alarm
  • Heat alarm
  • Fire blanket
  • Fire safety layer: an illustration of typical HMO practice, based on national LACORS guidance. Exact requirements vary by council and risk assessment.
  • Alarms are interlinked. The kitchen’s FD30 door protects the escape route. Bedroom and store fire doors show the ideal standard for a normal-risk shared house; some lower-risk houses may only need solid, well-fitting doors.

Will your HMO bedrooms pass?

Enter the length and width of each bedroom. You will see straight away whether each one meets the legal minimum size for a licensed HMO in England.

Your bedrooms

  1. The room checker works in your browser. If it does not start, the minimum sizes are listed below, or call us on 0800 411 8001 and we will talk you through them.

Your rooms, drawn to scale (not your actual layout)

Every room at the same scale, side by side, so you can compare them. The drawing changes as you type.

Your rooms appear here once you enter a length and width.

  • Double room
  • Single room
  • Child under 10 only
  • Not a bedroom
  • Legal minimum the room is judged against
  • Ceiling under 1.5 m: not counted
  • Bed shown to scale, as a guide only: the legal test is floor area

    The minimum sizes

    • 10.22 m²Minimum for a room slept in by two people over 10
    • 6.51 m²Minimum for a room slept in by one person over 10
    • 4.64 m²Minimum for a room slept in by one child under 10
    • Under 4.64 m²Cannot be used for sleeping, and the licence holder must tell the council about the room

    These are the minimum room sizes in the mandatory conditions of every HMO licence in England, in force since 1 October 2018 (The Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 (opens in a new tab), which added them to Schedule 4 to the Housing Act 2004 (opens in a new tab)).

    Low ceilings. Any part of the floor where the ceiling is lower than 1.5 metres does not count towards the room's floor area, so a room with a sloping ceiling can measure smaller than it looks. In the checker, tick "Part of the ceiling is lower than 1.5 m" and enter the size of that part of the floor.

    Shared space elsewhere in the house cannot make up for a bedroom that is too small.

    Your council's own standards. Councils can add their own conditions to a licence (GOV.UK: House in multiple occupation licence (opens in a new tab)). Some, for example, do not count the floor taken up by a chimney breast or a bulkhead, or set extra rules for sloping ceilings. Check your own council's HMO standards (find your council (opens in a new tab)). Your council also sets the number of people your licence allows, looking at the whole property, including kitchens and bathrooms.

    This checker is a guide only, not a measured survey. Nothing you enter here leaves your device unless you choose to send it with a quote request.

    Home › Services › HMO Floor Plans

    What you receive

    A measured HMO floor plan, ready for your council

    • An on-site visit by a trained S2F clerk
    • Measured dimensions and floor area for every room
    • Every bedroom checked against the legal minimum sizes
    • Escape routes, fire doors and smoke alarm positions marked on the plan
    • A clear layout of each floor, delivered as a PDF
    • Combine it with an inventory on the same visit

    Applying for or renewing an HMO licence?

    Many councils ask for a floor plan showing every room and its size with the application, so check what yours needs. Renting out a licensable HMO without a licence is an offence: the council can prosecute, with an unlimited fine (GOV.UK (opens in a new tab)), or impose a civil penalty of up to £40,000 (from 1 May 2026; Housing Act 2004, section 249A (opens in a new tab)).

    The HHSRS was updated on 23 June 2026 (the Housing Health and Safety Rating System (England) (Amendment) Regulations 2026): hazards were regrouped from 29 to 21 with new scoring and guidance; the minimum standard landlords must meet did not change. Source: legislation.gov.uk, S.I. 2026/571 (opens in a new tab).

    Request a quote for a measured floor plan

    Request a quote

    Request a quote for a measured floor plan

    Tell us about the property and we will come back to you with a quote. If you have used the room checker, you can send your results with this request.

    Prefer to talk? Call 0800 411 8001, or book online.