HMO Bathroom Requirements: The Ensuite Design and the Alternatives for Premium Returns

Can the design of your HMO bathrooms set your property apart in a crowded market? Requirements have changed beyond regulation, and bathrooms are often a make-or-break feature for prospective tenants. The days of standard, uninspired spaces are over, and modern tenants expect both functionality and style. How can you ensure your HMO bathroom design meets these expectations and maximises your return on investment? This guide explores the essentials of HMO bathroom requirements, the benefits of ensuite designs, and viable alternatives to help you create premium, desirable living spaces.

WHAT ARE THE BATHROOM REQUIREMENTS FOR HMOS

The HMO market has changed. In the past years, there’s been a distinct shift upward in tenants’ incomes and expectations. With the supply shortage in the single-dwelling market, well-earning professionals are embracing HMOs like never before. When looking for accommodation, many actively seek out HMOs with higher amenity standards, specifically ensuite bathrooms, high-speed broadband, and bigger rooms. We’re fielding more enquiries than ever on how landlords can reasonably provide accommodation that meets tenants’ rising standards.

THE BASICS OF HMO BATHROOM DESIGN

In HMOs, bathroom design must meet the needs of multiple tenants, balancing functionality, and privacy. An HMO bathroom includes essential facilities such as a toilet, sink, bath, or shower. However, especially in larger HMOs, the design may call for ensuites, providing private access directly from a tenant’s room.

The design of these bathrooms focuses on maximising space without compromising on the ease of use or the comfort of the occupants. Features like ventilation, waterproofing, and durable materials are emphasised to handle the increased wear and tear typical of higher usage rates. Likewise, accessibility can be a consideration, ensuring that facilities are usable by tenants with varying levels of mobility.

There are two critical considerations regarding bathrooms in HMOs. Landlords and developers must factor in what will be adequate from a tenant’s perspective regarding day-to-day use and what’s required from a health and safety standpoint.

LEGAL STANDARDS FOR HMO BATHROOMS IN THE UK

First, let us look at the regulatory factors. The legal standards for HMOs in the UK are governed by the Housing Act 2004 and the associated HMO Management Regulations, particularly The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006.

Briefly, these rules cover:

• Space and Layout: The regulations require sufficient bathroom facilities depending on the number of tenants. There must be at least one bathroom for three to four occupants sharing facilities. In larger HMOs, for every five tenants, there must be a toilet with a wash hand basin (sink) in addition to—but separate from—the main bathroom or bathrooms.
• Safety: Toilets must have easily cleanable floor and ceiling surfaces that are waterproof and smooth. Features such as non-slip flooring and adequate lighting are recommended to enhance safety.
• Ventilation and Heating: Rooms containing washing facilities must have adequate heating and ventilation to prevent moisture and mould buildup. This can be through windows or mechanical ventilation systems. Bathrooms also need to be appropriately heated to ensure comfort throughout the year.
• Accessibility: Toilets should be within the building, accessible from communal areas and no more than one floor away from dwellers.
• Water Supply and Waste Management: Bathrooms must have a constant hot and cold water supply. Furthermore, wastewater systems must be designed to handle the increased load without issues like blockages or backflow. Separate toilets should have wash hand basins (sinks) with an appropriate splash-back.

These laws set out minimum standards to ensure that bathrooms in HMOs are safe, hygienic, and reasonably modern. Please be aware that many local authorities have additional requirements or guidelines, which can vary depending on the area.

THE SHIFTING EXPECTATIONS OF HMO TENANTS

As you’re aware, there’s no requirement to provide ensuite toilets or bathrooms to tenants in HMOs. Typically, many landlords, keen to keep costs down in expensive refit and refurb projects, choose instead to invest in providing the best communal kitchen and bathroom facilities their budget allows to satisfy their tenants.

However, there has been a noticeable leap in the number of well-earning professionals moving from standalone housing units to HMOs. This trend is causing perceptions of HMOs to shift away from the stigma —and standards— that may have once applied to them. HMO landlords noticed this shift already in 2022, as reflected in a survey by Paragon Bank showing that, of the surveyed landlords:

• 48% saw a rise in demand for “high-end HMOs”
• 45% saw a strong demand growth from young professionals
• 23% said that HMOs now appealed to “older, affluent tenants.”

With the housing supply shortage and soaring prices of single-dwelling properties, it isn’t easy to imagine these trends will reverse any time soon.

THE IMPACT OF CHANGING HMO TENANT DEMOGRAPHICS

Jonathan Samuels, chief executive at Octane Capital, told Mortgage Introducer that they had dealt with many refurbishment projects from landlords “looking to drastically improve the quality of existing HMOs.” The survey from Paragon Bank reflected this, too, finding that:

• 56% of tenants wanted higher-speed broadband
• 39% wanted larger rooms
• 39% wanted better quality furnishings
• 35% wanted “office facilities to enable home working”
• 53% wanted ensuite bathrooms

The new breed of HMO tenants hopes for more than shared bathrooms and wash sinks —they hope for something of their own, like an ensuite. After all, they share everything else with their fellow tenants.

While it’s unlikely regular properties will allow for all-around ensuites, it is quite possible to design communal and private spaces that are as desirable, cost-effective, and approval ready. As high-end design becomes the benchmark of successful HMOs, boosting returns and remaining competitive demands more than planning approval. How can you achieve that? Let’s dig deeper into the challenges of communal bathrooms and ensuites and some smart design tips that have contributed to our 97% planning success rate, adding value to hundreds of HMO projects.

MINIMUM SIZE REQUIREMENTS FOR HMO BATHROOMS

When designing an HMO, striking the right balance between compliance and tenant comfort is crucial. The UK does not have a specific national standard for the size of HMO bathrooms; however, local housing authorities provide guidelines based on the expected usage and the number of occupants. Typically, the guidance suggests bathrooms should be large enough to comfortably accommodate the required fixtures, such as a toilet, basin, and bath or shower.

Bathroom Floor Space: For practical purposes, a standard recommendation is to have at least 2.8 square metres of floor space if it contains a bath, though this can be smaller if only the shower is included. This size allows for adequate movement around the room and safe use of the facilities. Additionally, ensuring enough space for emergency access and usability by people with disabilities can influence size requirements, adhering to broader accessibility standards.

Communal Bathrooms: The role of a landlord is to prevent issues, such as having tenants queuing up to use the communal bathroom. The more you facilitate your tenants’ stay in your property, the more likely they will enjoy it. Your accommodation should be comfortable and welcoming in all respects to encourage tenants to live in your HMO longer.

So, how many communal bathrooms should an HMO have? Ideally, you should aim for one bathroom for every three tenants to ensure people have enough space to enjoy living in that property without problems.

Toilet Standards: The minimum dimensions for toilet spaces are not strictly defined in national regulations, but the design must still allow for comfort and compliance with health and safety standards. For minimum size, Home Building magazine recommends that simple cloakrooms, as they call them, should be a minimum of 800 x 1,400mm (around 1.12 square metres).

WHAT BATHROOM SIZE DOES AN HMO NEED?

The minimum dimensions (including drying and activity space) for HMO bathrooms are as follows:

Again, local regulations may have different or more stringent requirements, especially in cities with high densities of HMOs. Landlords and developers should consult with local planning authorities to ensure that any newly built or renovated HMO bathroom meets all local standards. This proactive approach can prevent costly retrofits and legal challenges related to non-compliance.

DESIGNING EFFICIENT ENSUITE BATHROOMS IN HMOS

The appeal of a private bathroom directly accessible from a bedroom, providing exclusive use for the occupant of that room, is obvious. In the context of HMOs, ensuites add significant value by enhancing privacy and convenience for tenants. They are particularly appealing in shared housing because they alleviate common conflicts over bathroom scheduling and maintenance, which can be significant in multi-tenant settings.

The advantages of an ensuite in an HMO extend beyond mere convenience; these include:

• Increase Property Appeal: Ensuite bathrooms are a desirable feature that can make HMO rooms more attractive to potential tenants, allowing landlords to command higher rents.
• Improve Tenant Satisfaction: Providing private bathrooms can significantly enhance tenant satisfaction and retention, adding comfort and luxury to the living space.
• Ease Management Burdens: With private bathrooms, the issues of shared bathroom cleanliness and maintenance are reduced, as tenants are more likely to take responsibility for their own spaces.

OPTIMAL ENSUITE SIZES FOR COMFORT AND COMPLIANCE

When designing an ensuite bathroom for an HMO, the size must balance spatial efficiency with comfort and compliance with building regulations, including the official room size standards. While no one-size-fits-all applies, a well-planned ensuite typically covers at least 2.4 to 2.5 square meters. This size is sufficient to accommodate a shower (the most space-efficient option), a toilet, and a sink, which are the essentials for any bathroom.

Essential considerations for designing these spaces include:

• Space Allocation: Ensure there is enough room for typical bathroom activities; for instance, a space of at least 1.7 square metres for a shower to provide comfortable access and use.
• Layout Efficiency: The arrangement of fixtures should maximise the use of space while adhering to building codes, such as leaving clearances for doors to open and ensuring enough space in front of each fixture for comfortable use.
• Compliance with Regulations: It’s crucial to adhere to local building regulations regarding ventilation, waterproofing, and electrical fittings, which may dictate certain aspects of the design and size of the ensuite.

For HMO developers, ensuring that each ensuite is thoughtfully designed to meet these criteria means balancing practical construction costs with the potential for higher returns on investment through increased rental yields and tenant stability. Properly implemented, ensuite bathrooms in HMOs can significantly enhance the attractiveness and functionality of rental offerings.

FREE ENSUITE DIAGRAMS FOR HMOS

Download your PDF with 12 free ensuite layouts, including:

• 16m²rooms with ensuites with toilet, wash basin and shower unit
• 4-2.5m²ensuites with toilet, wash basin and shower unit
• 4m²with bath, wash basin and shower unit
• Small wetrooms containing a toilet and wash basin

CHALLENGES OF HMO ENSUITES (PLUS AN ALTERNATIVE)

As a property investor, you may have considered putting as many ensuite bathrooms as possible in your property to improve room rents, charge a premium for the bedrooms and secure the future and longevity of your HMO business. However, there are significant challenges to consider:

• Plumbing: Installing ensuites into HMOs can add value to the room, but it comes at a cost. If the room is far from the drain, all the plumbing can be a hassle. Future-proof ensuites must be designed and installed with precision by qualified professionals; otherwise, maintenance and upkeep costs can become a recurrent issue. Leaks, faulty shower seals, mould due to poor ventilation and blocked drains are just a few of the problems you may face.
• Marketability: The floor space and size of bedrooms in your HMO property may be a physical barrier to what’s possible. Some rooms may be too small. If installing an ensuite toilet or bathroom means compromising on storage space or not having enough room to fit a double bed comfortably, the “upgrade” may make the room less marketable.
• Losing Floor Space: You must avoid ensuites that eat up so much bedroom space that you can’t obtain an HMO licence. Even if you may not fail amenity standards, ensure you leave enough room in the bedroom. Your potential tenants aren’t probably interested in living in tiny rooms (even if they have an ensuite).

This begs the question: does HMO room size include ensuites? When calculating room sizes for an HMO licence, councils generally do not include the space occupied by ensuite bathrooms.

Sacrificing space quality to fill your HMO design with ensuites in every bedroom can do more harm than good. You must confirm that your product is desirable. How can you achieve that?

• Research: Our first recommendation is to investigate the market. Asking local experts, such as estate agents and property managers, about the potential uplift in value is an excellent idea. At HMO Architect, we provide Design Appraisals, which allow our clients to have an informed discussion on the designs. Our team will check the regulations and layouts so that you can use this information for further analysis.
• Assess & Forecast: You should determine the potential return on investment and understand the risk involved. This outlook must also factor in your target market, meaning your design should meet your prospective tenants and their preferences, avoiding design mistakes to help guarantee the success of your HMO property.

Clearly, tenants now want more than the statutory one bathroom for every five housemates. Ensuites offer more privacy and have become popular due to their convenience. So, what options are open to you when there are space and layout constraints?

A smart solution combines off-suites (private bathrooms outside the bedroom) and ensuites in your design. Notably, young professionals will appreciate having their private bathroom even if it must be accessed from a shared area. This is a win-win strategy with a bit of compromise. Tenants will still be able to use their private facility whenever they need it without queueing. And you can choose the best location for the bathroom and avoid unnecessary problems.

THE COST OF INSTALLING ENSUITE TOILETS AND BATHROOMS

Installing ensuite bathrooms in an HMO is an investment that can yield substantial returns in the form of higher rent and increased property value. However, the initial costs can be significant, so property developers and landlords must consider several financial aspects:

• Construction Costs: Adding an ensuite involves more than just the physical fixtures. Structural modifications, plumbing, electrical wiring, ventilation, and waterproofing contribute to the total expense. Depending on the existing layout, costs can vary widely.
• Maintenance Costs: Additional bathrooms mean increased maintenance costs. More fixtures will require more frequent repairs and replacements. Consideration should also be given to the long-term durability of the materials and fixtures chosen to minimise these ongoing expenses.
• Regulatory Compliance: Ensuring all installations comply with local building codes and regulations can incur additional costs. Non-compliance can lead to fines and forced alterations, adding to the expense.
• Utility Costs: More bathrooms may increase water and energy usage. This increase needs to be factored into the overall cost-effectiveness of installing ensuites.

According to Checkatrade, installing a cloakroom toilet, similar to a downstairs toilet in other homes, could cost about £2,450 per square metre (with an extra £300 for groundwork on the lower floor).

If you have more room to play with and can fit in a small bath or shower, the project might cost you about £4,000, according to Home Advice Guide.

In most cases, you won’t have to submit a planning application for ensuites.

When planning for ensuites in an HMO, we advise conducting a detailed cost-benefit analysis. This analysis should compare the potential increase in rental income against the upfront and ongoing costs associated with installing and maintaining additional bathrooms. The decision to add ensuites is often justified by the ability to charge premium rents and the potential for a stable occupancy rate (with fewer and shorter void periods), providing a quicker return on investment.

WINNING DESIGN TIPS FOR HMO BATHROOMS

High-end design is the future of HMOs. Ensuites and private and communal bathrooms can all add sophistication and tremendous appeal to your HMO if they are well-designed with your potential renters in mind. Based on our experience, here are some do’s and don’ts.

DO’S FOR HMO BATHROOMS

• Allow tenants sufficient space to move, sit or stand comfortably between the sanitary fixtures.
• When it comes to ensuites, poor ventilation can cause dampness behind beds and wardrobes. So, invest in good extractor fans and provide sufficient heating to avoid moisture and condensation problems.
• Consider the location of toilets in the layout to promote privacy in bathrooms and spare your tenants potential embarrassment. Make sure that the toilet is out of sight of the door.
• Choose bathroom flooring that can withstand moisture.

DON’TS FOR HMOS BATHROOMS

• Avoid buying cheap shower screens, trays, and enclosures.
• Don’t install poor-quality vanity units that swell and degrade in humidity.
• Don’t use incompatible fittings. Always talk to plumbers before buying these elements.
• Porous paints are a no-no. Choose moisture-resistant paint instead. The bathroom needs a finish that can withstand a hot, steamy environment.
• Don’t forget the finishing touches. For instance, your tenants will appreciate a well-sized mirror near the vanity unit and good primary lighting. Keep in mind this is where your tenants will groom themselves. Thus, they need quality lighting to apply makeup or shave.

INNOVATIVE SOLUTIONS FOR MAXIMISING HMO BATHROOM SPACE

Maximising space in HMO bathrooms, particularly ensuites, requires innovative planning and smart design choices. Here are some practical strategies you can apply to any bathroom space:

Light and Colour

Use light colours and mirrors to make the space feel larger and brighter. Good lighting is essential not just for aesthetics but also for creating a sense of openness. Maximise the brightness and openness of communal bathrooms without windows by using lighter-coloured paints. You can also install bathroom flooring in lighter shades.

When it comes to private bathrooms or ensuites, you may use darker colours to create a peaceful corner. Earthy colours, such as taupe and limestone, add elegance and build a sense of cosiness and serenity. Neutral colour palettes in surfaces and furnishings can transform private bathrooms into natural spas and sanctuaries where tenants can enjoy some timeout.

Space-Saving Fixtures

To avoid making the space look cramped, consider freestanding sanitaryware. Allowing the entire floor space to remain visible is a great way to make even small bathrooms appear more spacious. Space-saving shelving and storage solutions can also make a space appear larger and more open —leaving space for decorative elements like small plants.

Multipurpose Features

Incorporate designs that serve multiple functions, such as mirrored cabinets for storage, that also increase the perception of space through reflective surfaces.

Clever Layouts

Arrange fixtures strategically to maximise the usable area. Consulting with a professional designer specialising in HMOs can offer layouts and solutions you haven’t considered.

For instance, traditional shower enclosures can take up a lot of space and make the room visually cluttered and uncomfortable. This is why wetrooms are one of HMO Architect’s favourite design solutions, and our clients love them.

In this case, the shower blends in with the rest of the bathroom, allowing for greater accessibility and easier cleaning. With wetrooms, we add significant value to a small space, as they provide the functionality of a traditional bathroom, with the luxury of a tiled area under the shower, making the space appear larger.

What if the investor wants to rent to a family? Based on our experience, we always try to add a family bathroom with a bathtub so there is another exit if the investor wants to rent to a family. Bathrooms are of utmost importance for families, especially those with young children. So that’s what we usually do if we can find the space and the clients agree.

What if the investor is interested in Sui Generis HMOs and wants a commercial valuation? Avoid adding family bathrooms, as the lender won’t classify your property as commercial. Commercial properties shouldn’t have a family bathroom.

BEST PRACTICES FOR DESIGNING BATHROOMS AND ENSUITES IN HMOS

Implementing innovative design solutions can significantly improve the functionality and appeal of HMO bathrooms. By ensuring these designs not only add to the property’s marketability —potentially increasing its rental value— but also meet regulatory standards, you increase the safety and usability of your property. You’ll wise to keep a close eye on these standards and the regulatory updates that may influence:

• Building Codes: Familiarise yourself with the specific building codes related to plumbing, electrical systems, ventilation, and fire safety.
• Planning Permissions: Depending on your renovation or construction scope, you may need planning permission to add ensuite bathrooms. This is especially true if the building’s external appearance changes significantly or the renovation affects shared structural elements.
• Accessibility Standards: Regulations often stipulate minimum accessibility standards to accommodate all potential users, including those with disabilities. This might include wider doorways, grab rails, and appropriate floor space around fixtures.

TAKEAWAY ON HMO BATHROOM REQUIREMENTS

Bathroom design is an opportunity to stand out in the HMO market. Communal bathrooms, ensuites and private bathrooms can elevate your brand as a property investor or landlord and convince your ideal tenants to choose your HMOs over the competition.

There are HMO communal space requirements and regulations to comply with, but you can leave that to us as we also liaise with all the contractors. We can take the hassle away from you so you can devote your energy to other important matters.

Get more inspiring ideas with our bathroom layout design concepts. Whether your project is entering advanced stages or is still all wrapped in a vision, we’ve got you covered. Contact us for a complementary call to discuss your project. Our architects, always open to chatting, have successfully helped hundreds of investors across the UK get planning permission.