The HMO Tenant Checklist: 5 Things Your Room Must Have by Law

Moving into a shared house (HMO) can be an exciting step, offering affordable accommodation and a built-in community. But as an HMO tenant, you’re not just renting a space; you’re also covered by specific legal requirements that ensure your safe and healthy living. Landlords must adhere to stricter regulations than for single-family rentals, and it’s essential you know what you’re entitled to.

When you’re viewing a potential room or settling into your new home, don’t forget to run through this checklist. Here are five crucial things your HMO room must have by law:

1. The Correct Minimum Floor Area

It’s not just about comfort; it’s about avoiding overcrowding, which is a key priority for HMO licensing. As of 2018, there are specific minimum floor area requirements for bedrooms used for sleeping. For a person aged 10 or over, the minimum is 6.51 square meters (70 sq ft). For two people aged 10 or over, it’s 10.22 square meters (110 sq ft). Remember, this space must be usable – significant sloped ceilings or awkward alcoves might not be included. If you’re unsure, ask your landlord for a floor plan or measure it yourself!

2. Adequate Heating That is Fully Controllable

Your room should be a comfortable temperature year-round. HMOs must have appropriate heating that you can control. This could be a radiator with a working Thermostatic Radiator Valve (TRV), or a well-maintained electric heater. The standard should be that your room can be heated to at least 18°C in living areas and 21°C in bedrooms when it’s cold outside. Your landlord is responsible for ensuring the system is functional and safe, and they must provide you with an Gas Safety Certificate if the heating is gas-fired.

3. Plenty of Natural and Artificial Light

A dark, dingy room isn’t just unpleasant; it’s bad for your well-being. By law, every bedroom in an HMO must have adequate natural light, which almost always means a window that can be opened for fresh air too. There must also be sufficient artificial lighting, ensuring your room is bright and safe to move around in at all times. A good test: can you read a book comfortably without straining, day or night?

4. Enough Electrical Sockets for Your Needs

Our lives are increasingly reliant on technology, and your room needs to accommodate this. Your landlord must provide a “sufficient number” of electrical sockets to prevent the dangerous overloading of extension leads. While there isn’t a single universal number (it depends on the room size and layout), a typical room should have at least two double sockets, conveniently placed for a lamp, phone charger, and computer. If you have to use a daisy-chain of adapters, there probably aren’t enough.

5. Proper Fire Doors and Smoke Alarms (This is a BIG one!)

Fire safety is of paramount importance in HMOs. Due to the increased risk of fire spread in a shared house, your room (and every other bedroom and fire-risk room, like the kitchen and lounge) must be fitted with a robust fire door. Look for these signs:

• Intumescent strips and smoke seals: These thin seals, sometimes with little brush bristles, are set into the frame or the edge of the door and expand when hot to block fire and smoke.

• A self-closing device: The door should pull itself shut firmly when opened.

• Correct locks: A fire door on a bedroom should have a ‘thumb-turn’ lock on the inside, so you can exit quickly without needing a key.

You must also have a mains-powered (interlinked) smoke alarm installed either inside your room or, at a minimum, in the escape route hallway. Your landlord must ensure all alarms are working at the start of your tenancy.

Remember, these aren’t just polite suggestions; they are your legal rights as a tenant in a well-managed HMO. A compliant and safe room is essential for your peace of mind and well-being.

If your room is missing any of these items, speak to your landlord in writing first. If the issues aren’t resolved, contact your local council’s Environmental Health department, as they are responsible for enforcing HMO standards.