Here’s What You Need to Meet HMO Communal Space Requirements (without sacrificing your profits)

Can your HMO stand out in a crowded rental market? Often, getting it right comes down to a balancing act, and the spaces tenants share are crucial parts of the challenge. From living rooms to kitchens, communal areas have legal requirements, which are key to your property’s long-term success. You know that meeting regulations while delivering a space tenants love isn’t always straightforward. But in this guide, we’ll pack up the essentials of HMO communal space requirements, blending legal insights with practical tips to help you build a better investment.

MINIMUM SIZE AND SPACE REQUIREMENTS FOR COMMON USE IN HMOs

The golden rule is simple: every tenant needs enough space to live comfortably. Your shared areas—whether it’s the kitchen, living room, or bathroom—should be large enough for everyone to use without feeling cramped. UK regulations mandate that Houses in Multiple Occupation (HMOs) provide communal spaces that meet the requirements for adequate living conditions. 

The national guidelines set the baseline, but your local council might have specific requirements that go above and beyond. Before you commit to a layout, take time to understand these local rules; this approach will save you headaches down the road.

WHAT COUNTS AS COMMUNAL SPACE IN YOUR HMO

Communal spaces are central to shared living settings and designated to serve tenants collectively. These include kitchens, living rooms, bathrooms, and hallways. In some cases, HMOs might include shared areas like separate dining and laundry rooms and outdoor space.

These spaces serve essential activities (such as cooking, washing, and storage), but particularly in HMOs, they significantly influence comfort levels and the sense of community within the property. 

WHAT ARE THE REQUIREMENTS FOR COMMUNAL AREAS IN HMOs

From a compliance perspective, all communal spaces must comply with housing, safety, and usability standards under UK regulations. The legal framework for HMOs is set by:

• Housing Act 2004, which provides the overall basis for HMO standards.
• Local housing authorities, responsible for implementing and enforcing HMO standards, including enforcing additional criteria within their jurisdiction.
• The Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018.

The regulatory standards are based on several factors, including the number of tenants, property layout, and health and safety considerations. The next is an overview, drawing from a sample of City Councils (including Southampton, Warwick District, Birmingham, and Manchester) to illustrate the typical requirements for new HMOs. A thorough assessment during the appraisal stage is vital to ensure compliance.

GENERAL COMMUNAL SPACE PRINCIPLES FOR HMOS

The requirements for communal areas depend on several factors. The guiding rule depends on the number of occupants and whether all bedrooms meet the minimum size standards.

It’s important to mention that communal areas are not always mandatory, but they are generally expected to provide adequate living conditions for tenants. Likewise, if there are no communal living areas, the bedrooms need to be larger to compensate. Standards vary by location, and consulting the local council for specific requirements is essential. 

• Fire and safety: All communal spaces must comply with fire safety and housing regulations.
• Minimum communal space: A standard guideline recommends 1.9m² per person for communal areas. This requirement may vary, for example, to avoid impractical requirements in HMOs with more than 10 bedrooms. 
• The bedroom size factor: If there are no communal living areas, the minimum standard size for bedrooms increases above thenational minimum room size conditions, moving into bedsit standard requirements. Conversely, if any bedsit measures less than the required standard, the communal space becomes mandatory —as an example, Warwick District Council requires a minimum of 10m² for all bedsits to opt out of offering communal space like living rooms— but even if only one of the rooms falls below that standard, a suitable communal area that accommodates all tenants becomes mandatory.
• Kitchen proximity: If tenants must travel more than one storey to reach the kitchen, the HMO will require communal space for those occupants. For example, a tenant on the first floor using a ground-floor kitchen shouldn’t have to travel to a basement to access the dining area.
• Waste Management: Suitable communal spaces must accommodate waste separation and recycling requirements, which are critical concerns, especially in larger HMOs.

REQUIREMENTS FOR DIFFERENT COMMUNAL AREAS

To determine the exact requirements for your specific HMO, it’s essential to consult with your local authority, as standards can vary between councils and could entail individual assessment by local housing officers, as is the case for HMOs with more than 10 bedrooms. This means that the calculation of required communal space is not standardised, but these central rules give you a good starting point:

1. Kitchen

• Minimum size requirements vary based on the number of occupants. An HMO for more than 10 occupants may require an additional kitchen, and other factors, such as the property’s layout, must also be considered.
• The communal space calculations may exclude the working area and the floor area where the appliances are located. There are exceptions to this rule, for example, if the kitchen includes breakfast bars that meet the usability standards and when the appliances exceed minimum standards.

1. Living and dining rooms

• Do HMOs always need a living room? No. However, providing one significantly enhances tenant satisfaction and helps attract higher-quality tenants. Exceptions may also apply to smaller HMOs or properties designed with individual self-contained units. Still, landlords should evaluate whether the lack of a shared living space will likely shrink the property’s appeal.
• Separate areas aren’t always mandatory, and councils may accept combined living and dining spaces if they meet size requirements. Combined kitchen/living rooms are also a valid alternative if the space is proportionate to the number of tenants.

1. Washing facilities

• The bathroom minimum standards require that HMOs provide adequate washing facilities to all tenants.
• The number and configuration of bathrooms and wet rooms must suit the number of tenants and the property’s layout. For instance, there should be at least one bath/shower per five persons sharing, and they must be readily accessible from common areas and not more than one floor away from users.
• These areas must be safe and fit for purpose. This includes a continuous supply of hot and cold water —in compliance with heating standards, anti-slip floors and suitable ventilation.

1. Outdoor space

• HMOs must provide useable outdoor amenity space appropriate to the development proposed.
• Measurements vary, of course, but the rule is that these areas must be suitable in configuration and size, i.e., be accessible to all residents and allow multiple tenants to use it simultaneously.

1. Hallways

• While not explicitly regulated, these areas must remain accessible, free of obstructions, and compliant with fire safety standards.
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OTHER INFLUENCING FACTORS

Once again, verifying with relevant authorities is essential, as different councils consider other factors relevant to the community, further influencing the conditions for adequate communal spaces. For instance, a council might take measures to prevent overcrowding or avoid loading communities and amenities in locations under pressure. In areas where parking conditions are already tight, HMOs could face additional cycle storage terms. 

Communal spaces in conservatories can result in poor noise insulation, negatively impacting neighbour relations, so this alternative is unpopular with local authorities. Other councils emphasise high quality as a requirement for communal areas, a criterion meant to enhance tenant well-being and reduce reliance on bedrooms for leisure.

Keep in mind that the quality of all spaces is critical for compliance, yet it’s equally relevant for tenant satisfaction and the long-term profitability of your HMO. Designing communal areas requires careful planning and an understanding of tenant needs and legal obligations.

DESIGN CONSIDERATIONS FOR COMMUNAL SPACES

In addition to property size and layout, council policies, and health and safety standards, the following factors are key when deciding on layout and finishes for communal areas.

1. Property usage: How tenants use the property influences the size and design of communal spaces. For example, student HMOs require more social spaces than those properties designed for professionals. Yet, if your property is to service the working-from-home or the Co-living market, that should also influence your approach.
2. Tenant profile: Tenant demographics could introduce additional challenges for communal areas and the design requirements. For example, some cultural or dietary needs may be best served with separate cooking spaces.
3. Energy efficiency: Sustainability standards, tenant demand, and the prospect of increasing EPC minimum ratings highlight the importance of incorporating eco-friendly designs and materials.
4. Fire safety: HMOs’ heightened safety requirements, such as fire doors and escape routes, will influence the design and location of communal spaces.

Designing communal areas to increase tenant satisfaction and rental income is an achievable target, but property layouts and regulations must be considered. Durable materials, modern features, and efficient layouts can help you maximise the value of your investment, and there is much more you can leverage to achieve your goals strategically. 

THE RULES FOR MAINTAINING AND CLEANING COMMUNAL AREAS

Regular maintenance and cleaning are necessary to keep communal areas safe and attractive to tenants. Many of these obligations in HMOs fall on the landlord, especially in licensable properties. So, how do you preserve your tenants and the council’s approval? This involves fulfilling your duties as a landlord and ensuring that your tenants know their responsibilities, which you can outline clearly in the tenancy agreement. Beyond setting a solid foundation to operate your HMO, consider this:

As a landlord, you have the responsibility and the right to access communal areas for maintenance, cleaning, inspections and compliance. This must be done respectfully, with prior notice given to tenants to maintain trust and avoid disputes. 

• Clear communication can help tenant-landlord relationships and keep communal spaces in optimal condition.

Schedule routine inspections to identify wear and tear or hazards, such as blocked fire exits or faulty appliances. Many landlords invest in hiring professional services to maintain and manage their HMOs because it contributes to tenant satisfaction, reduces turnover, and reduces costly missed opportunities and risks.

• Taking a proactive approach to maintenance is best practice in protecting property value and enhancing tenant experience; it strengthens your reputation as a landlord. 

COST-BENEFIT ANALYSIS OF COMMUNAL SPACE DESIGN

To incorporate communal spaces efficiently in HMOs, you’ll need to balance investment with long-term rental yield benefits. This means assessing the potential benefits of your investment, from social connection and community building to safety, energy efficiency and property value. Evaluate these benefits against costs, from initial investment to maintenance expenses and opportunity cost (i.e. the loss of other alternatives over your chosen one). 

The balancing act relies on accurate long-term projections of rental potential, market trends (e.g., demographic changes and evolving needs), and regulatory compliance. The goal is to set your HMO design to meet current planning regulations, HMO standards, and to adapt to future scenarios.

Usually, well-designed shared areas can justify higher rents and attract tenants willing to pay for better living experiences and the added benefits of premium designs. You can imagine how kitchens with energy-efficient appliances and durable countertops offer more than the green appeal; they can reduce utility costs for tenants and lower repairs and maintenance for landlords, translating into long-term savings. 

Making the right design decisions isn’t always straightforward, but they are key in optimising your return on investment and keeping your tenants happy while facing fewer disruptions. 

PARTNER WITH HMO ARCHITECTS

Ensure your HMO aligns with legal obligations, from the design of communal spaces to tenancy agreements, optimising functionality and tenant satisfaction. Get in contact to explore solutions tailored to your project.

Whether you’re looking to optimise the layout of your property, guidance on compliance, or a complete project management solution, we’ve got you covered. At HMO Architects, we bring together decades of experience in architecture and property investment with a stellar approval rate. Book a free discovery call with us today.