This is Part 3 in our series on HMO Room Size Requirements.
- Part 1: HMO Room Size Requirements: Our Full Guide
- Part 2: HMO Bathroom Requirements
- Part 4: HMO Bedroom 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:
- Kitchen room sizes
- Kitchen layout requirements
- Facilities
- Safety measures
- Electrical & plumbing
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.
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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:
- Minimum floor area
- Worktop space
- Cooking appliances
- Fridge/freezer storage and cupboard space
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:
- It must cover the entire cooktop width.
- The minimum clearance is 650mm for electric stoves, 750mm for gas stoves to prevent fire hazards.
- It must achieve at least six air changes per hour for effective ventilation.
- Proper spacing around cooking areas is important for safety and accessibility.
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 a high number of tenants (i.e. over 5 tenants). However, a dishwasher should not be overlooked in HMOs as they help reduce cluttering around kitchen sinks and help tenants to maintain good hygiene levels, which in turn leads to happier living spaces and better maintained kitchen spaces.
Washing Machine
A washing machine can be a key part of your HMO kitchen or utility room (should there be one the property). A dryer can also make a big difference for your tenants, as this helps them to manage their laundry without much hassle, such as needing to hang everything to dry.
These appliances are not a standard legal requirement. However, some councils have them listed in the criteria for licensed HMOs.
Safety Requirements for HMO Kitchens
Fire Safety
Fire Blankets
A fire blanket is a requirement in HMO kitchens, and is a safety tool that helps extinguish fires. In your kitchen, you must provide a blanket which meets the BS 6575:1985 standards.
In addition, the HMO fire blanker should be mounted in an accessible location, around 1.5 metres from the floor, and positioned close to an exit door.
At least 1 fire blanket is required for up to 5 tenants.
Smoke Alarms
Snoke alarms are of course a requirement in HMO kitchens. However, the minimum requirement is dependent on the number of occupants you have in the property.
| Occupancy | Smoke Alarm Requirements |
| Up to 5 tenants | Grade D, Category LD3 smoke alarm system. |
| From 6-10 tenants | Grade A or mixed system. |
Sockets & Switches
When installing sockets in your HMO kitchen, you must bear in mind that they need to be safe from water sources. Therefore, installing them near places like a sink is not recommended. The standard safe distance is typically 30cm.
In addition, you will need at least four double 13 amp power sockets placed above the worktop height. This doesn’t include those you will need for appliances like dishwashers, fridges or ovens.
Next Steps for Your HMO Kitchen
Now that you have a better grasp on what the requirements are for HMO kitchens, your next step is to better understand how to make the most of the space you have to make a compliant HMO.
The team at HMO Designers are well equipped to help you get the most out of your property investment. We have worked on hundreds of HMOs and helped investors successfully transform residential properties or C4 HMOs into luxury, high end HMOs that are both compliant and lucrative.
Why not reach out to our team today and see how we can help?
