HMO Kitchen Requirements: Every rule and regulation
This is Part 3 in our series on HMO Room Size Requirements. As an HMO landlord or investor, getting the balance right between maximising rental income and high-quality living conditions for tenants is essential. With this in mind, the UK government and local planning authorities have guidelines on minimum room sizes in HMOs, helping to ensure that shared living spaces remain safe, comfortable, and suitable for occupants. If your property qualifies as a large HMO—housing five or more tenants—obtaining a mandatory HMO licence is required. In these properties, residents share key facilities such as kitchens, bathrooms, and communal spaces. In October 2018, stricter rules came into place to help prevent overcrowding, which includes legally enforced minimum room sizes. HMO landlords must adhere to these standards as part of their licensing conditions or they may risk fines or even legal action. This includes: Outside of national rules, local councils often have additional requirements that landlords must follow. Understanding both national and local guidelines is crucial to running a successful HMO. Jump To Understanding HMO Kitchen Regulations in the UK The Housing Act 2004, HMO licensing requirements, and local council regulations all have a role in influencing what is considered an acceptable kitchen space in HMOs. Here’s how each part contributes to kitchen requirements Housing Act 2004 This is the main legislation that governs HMOs in the UK. The Housing Act is what introduced mandatory licensing requirements in the first place. Under this act, local councils are able to set and enforce minimum space and facility requirements for HMOs to prevent both overcrowding and poor living conditions. HMO Licence Requirements If your HMO meets the definition of a large HMO (five or more tenants forming more than one household), this will mean a mandatory HMO licence is required. This licence ensures that the property meets minimum room size and safety standards, provides an adequate number of facilities and complies with safety regulations. Kitchens in HMOs have to be large and equipped enough for all your tenants, with requirements typically covering: Local Council Regulations Outside of the core legal requirements, local councils do also have the power to impose additional kitchen regulations should they deem it necessary. For example, some councils may have stricter size requirements for kitchens in larger HMOs or specify additional facilities. This might include things like separate dining areas, additional cookers or sinks or ventilation requirements. It is essential to check with your local planning authority what the HMO kitchen requirements are in your local area. Kitchen Size Requirements for HMOs Kitchen size requirements in HMOs typically depend on the number of occupants you have. The higher the number of tenants, the larger the facilities need to be. At a certain point, you may also need to consider having 2 kitchens, particularly if your HMO is very large with over 10 tenants. Occupancy Minimum Kitchen Size for HMO Up to 5 tenants 7m2 From 6-10 tenants Between 8m2 – 10m2 More than 10 tenants Second kitchen required Kitchen Facility Requirements for HMOs Cooking Facilities Cookers & Ovens Depending on the number of occupants in your HMO, various cooking facility requirements must be followed. Occupancy Cooking Facility Requirements Up to 5 tenants a 4 ring cooker, oven and grill From 6-10 tenants a 4+ ring cooker and oven with a grill or additional microwave More than 10 tenants 2 cookers with 4 rings Cooker Hoods Cooker hoods are essential in HMOs to help with adequate ventilation. Regulations on cooker hood specify the following: Worktop Sizes In some areas, councils may also require separate cooking stations for properties with a large number of occupants or even multiple cookers to prevent congestion during meal preparation times. These are the general worktop size requirements for HMOs: Occupancy Worktop Size Requirements Up to 5 tenants 2m x 0.6m From 6-10 tenants 3m x 0.6m Microwaves In addition to the requirements, microwaves are a great addition to HMO kitchens as they are less expensive, easy to use and very convenient for tenants. While not a legal requirement, the general guideline for microwaves is as follows: Occupancy Microwave Requirements Up to 5 tenants 1 microwave From 6-10 tenants 2+ microwaves Storage Facilities Fridges & Freezers Having enough food storage space is very important for tenants. Given the shared nature of the accommodation, it’s likely that tenants won’t necessarily be sharing food items like a conventional residential property. Therefore, this consideration is essential. Occupancy Fridge Freezer Requirements Up to 5 tenants A combined fridge/freezer with a minimum storage capacity of 5 cubic feet (140 litres) per person. From 6-10 tenants Additional fridge/freezer units or larger-capacity models to accommodate increased occupancy. If space is limited, under counter fridges or freezers can also be used to supplement storage space. In addition, some HMO landlords may opt for more American-style fridge freezers in large HMOs as they offer a single-unit storage solution which has great capacity. Food Cupboards Outside of fridges and freezers, it’s recommended that your minimum food cupboard storage space is at least 70cm x 60cm x 50cm. In addition, every tenant should have access to at least one storage cabinet with a minimum volume of 0.2 cubic metres. It’s worth noting that you cannot use under the sink space as food storage capacity given the high moisture environment. Therefore, make sure you are only counting other storage space. Cleaning Facilities Sink & Drainer Good cleaning facilities are, of course, essential for HMO kitchens. The sink in the kitchen must supply hot and cold fresh drinking water with a regular temperature and good pressure. Each sink should also have a splashback height of at least 300mm. Occupancy Sink & Drainer Requirements Up to 5 tenants 1 single sink with a drainer From 6-10 tenants 1 double-bowled sink with a drainer or a 1 single sink and dishwasher More than 10 tenants 2 sinks and an additional dishwasher Dishwashers Dishwashers are not always a requirement in HMOs, and may only be so in the instance where you have