Property management
Room Occupancy Calculator
England's HMO licensing draws hard lines: under 6.51 m² a room cannot sleep one adult; 10.22 m² is the floor for two.
Calculator
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How it works
Mandatory licensing minima (Housing Act 2004, amended 2018): 4.64 m2 for one child under 10, 6.51 m2 for one person 10+, 10.22 m2 for two. Floor area under 1.5 m ceiling height does not count, and councils can set stricter local standards.
Frequently asked questions
What is the minimum bedroom size for an HMO?
6.51 m2 for one occupant aged 10 or over under England's mandatory licensing - and any part of the room under 1.5 m of ceiling height is excluded from the count.
Do the minima apply outside HMOs?
The statutory figures attach to licensed HMOs, but overcrowding law and many councils apply similar space expectations more widely - treat them as the floor, not a target.