It is becoming increasingly common for licences to be refused on the grounds of lack of space within communal areas – particularly where there are open plan areas or living rooms converted into bedrooms. (3 Posts) Add message | Report. Current members of any of our training programmes and courses can log in here: Say you have someone who has moved into a new area and into a house that has no social area. Burners built into the worktop, a full size combination microwave and a worktop oven. The legal minimum standards for licensed HMOs are set out in the Housing Act 2004 and national regulations.. While converting an existing lounge into an extra bedroom is going to increase your potential yield you could be incurring a hidden long-term cost and risk losing control over the tenant profile that your property has the potential to attract. Rooms have to have adequate natural lighting and any accessible parts of the property must also have electric lighting. Investors that want to provide very nice, comfortable, long-term living spaces for their tenants will ultimately have properties that have a very low tenant turnover. There's always been a debate as to whether to have a communal room or not. … All bedrooms, living rooms, bathrooms and communal areas of the house shall be provided with a suitable appliance properly maintained and capable of giving a temperature of 19oc in when the outside temperature is -1oc. Going forward we favour properties where we can provide a lounge for our tenants. When investors don’t provide a communal lounge that isn’t to say that they don’t provide any communal space at all. The third thing you want to have a good look at when you are thinking about room sizes in your potential HMO investment is the communal area. As a guide, these are as follows: 1. These standards are used by the council to determine the maximum number of occupiers and households for an HMO requiring a licence. So it’s about six and a half square metres for a single, about eight square metres a double and, in some situations, there is something in between. It's the question of communal spaces and whether or not you should include a communal lounge in your properties. Property investing, like any investment, carries risks. Appliance means: 1. However, if you are going up to five, six, maybe even seven tenants/bedrooms then you need to a good understanding of what you need to provide wth that kitchen space. a minimum floor area for any sleeping accommodation occupied by a single person is 6.51m². Ultimately, we like to plan for the very long-term. Company Number: 08852962 The kitchen is going to be a primary communal space for your tenants and it needs to have sufficient floor and wall space for that purpose. But then there’s the other side of the coin. A fixed gas fire with an adequate flue; or 2. 5. 2.0 HMO Minimum Room Sizes All lettings shall be large enough to provide sufficient space for living, sleeping, food storage and food preparation (except where there is a separate shared kitchen provided elsewhere). If they want to move to a different property they can and easily. When it comes to communal lounges what we have found is that properties with a lounge can attract very different types of tenants when compared with properties that are without. This is for two reasons. Macclesfield. With HMOs, you need to think hard about room sizes. Property investing, like any investment, carries risks. The majority of health and safety regulations required to obtain an HMO licence revolve around fire safety. When there is no lounge, tenants tend to live in a fragmented, separated way. The Council’s published communal space standards for five occupants where the kitchen/dining area is open planned is 24m2. Mandatory House in Multiple Occupation (HMO) Licensing Article 4 Directions. the age and character of the HMO, the size and layout of the unit and the existing provision of shared wash hand basins) be a sink/wash hand basin within the living units. One question you should be asking yourself is “what kind of tenant do I want to attract?” Indeed knowing your ideal tenant profile is a fundamental aspect of property investing where you should practise due diligence. rob@propertyinvestmentsuk.co.uk. You want to take measurements for later. A Bed 2. With this in mind, you should ideally be looking at bedroom sizes of a minimum of six and a half metres squared for a single room and eight square metres for a double. I was led to believe that an HMO with 4-5 beds needed a 12.5 sq mtr communal area to get an HMO. In the world of HMO investors today's topic can be somewhat controversial. Hope you're more clear on HMO Room sizes, HMO Communal Areas, and more! The kitchen needs to fit the needs of your tenants and you need to make sure that the lounge will seat everyone comfortably. Without a lounge, a house isn’t really a very nice environment to be in or at least it isn’t the nice, social environment that most people would prefer and which you get with a lot of HMO properties. In our experience properties that have these communal spaces are best. Putting It All Together. However, there are a number of different definitions of a HMO set out in the Housing Act 2004 that complicate this definition. General. We want to provide the best service to our clients (in this case, our tenants). In terms of what size you should be aiming for your HMO’s communal lounge, ideally, you want something around 10 square meters and above. By using what would have been the lounge as a bedroom increases the on-paper rental return that the property can deliver. For full details, disclaimer and policies click here. These sizes are not always fixed forever but will be open to constant change by the government over the years, so practice would be to provide the best room sizes you can they work for your local market and provide comfortable living space, in addition these links should help –, http://www.legislation.gov.uk/uksi/2018/221/made, https://www.gov.uk/government/consultations/houses-in-multiple-occupation-and-residential-property-licensing-reforms, https://www.gov.uk/house-in-multiple-occupation-licence, If your in doubt on what is required for your specific use case contact your local council housing/HMO officer and they should be able to help confirm what is required for your area, Current members of any of our training programmes and courses can log in here: This is because you are rarely in close contact for a prolonged period with your neighbours. With HMOs, the issue of communal spaces comes up a lot. For the purpose of this SPD, “communal area” means a furnished lounge area or dining room of at least sufficient size for residents to sit down and relax or enjoy a meal. We are not able to deviate from this national minimum room size although in some circumstances it may be possible to count a built-in wardrobe constructed outside, but accessed from within the room as part of the room area. The first thing you want to be looking at when you’re out there viewing properties as a potential multiple occupancy homes are bedroom sizes. It’s just that they don’t tend to have one central lounge for the tenants. Your aim should always be to provide a decent quality of life for your tenants. Hi, I am a tenant and my landlord routinely enters communal areas of the property with absolutely no notice. The standards for communal spaces not open planned is 11m 2 lounge, 11m dining room and 7m2 for a kitchen. 2020 - Property Investments UK - All Rights Reserved. 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