Guidance on

Housing in Multiple
Occupation (HMO)
Amenity Standards

Housing Services HMO Amenity Standards 1

www.hastings.gov.uk/housing
 Guidance on
Housing in Multiple Occupation (HMO)
Amenity Standards
Introduction
4 What is a House in Multiple Occupation
4 Housing Health and Safety Rating System
5 Licensing of certain HMOs
Why do HMOs need to be licensed?
Do all HMOs need to be licensed?
7 Fire precautionary facilities
7 Do I need Planning Permission?
8 HMO Management Regulations

Amenity Standards where there are shared facilities

9 Heating
9 Washing and Sanitary Facilities
11 Kitchens
13 Clothes washing and drying facilities
13 Refuse disposal
13 Lighting
natural
artificial
14 Space standards

Amenity Standards where there are facilities for the exclusive use of the
occupiers
15 Heating
16 Washing and Sanitary Facilities
16 Kitchens
18 Lighting
natural
artificial
18 Space standards
19 Clothes washing and drying facilities
19 Refuse disposal
2 HMO Amenity Standards HMO Amenity Standards 3
 Introduction All properties should be free of Category 1 hazards and the Council is under a duty to
take appropriate enforcement action where a Category 1 hazard is found.

This guide is intended to provide best practice guidance and information to owners, Further guidance
managers and residents of Houses in Multiple Occupation (HMOs) on the standards The department for Communities and Local Government have produced a guidance
required in HMO accommodation. document about the HHSRS for landlords and other property related professionals,
which contains detailed information on the prescribed hazards, as well as how the
system is used to identify, assess and enforce in respect of hazards.
What is a House in Multiple Occupation (HMO)?
This guidance document can be downloaded from their website here:
There are a number of ways to describe Houses in Multiple Occupation. www.communities.gov.uk/documents/housing/pdf/150940.pdf
Under the Hosing Act 2004, the following types of building are Houses (or Flats) in For information on how the HHSRS is enforced you can download a copy of our
Multiple Occupation: Housing Renewal Enforcement Policy here:
An entire house or flat which is let to three or more tenants who form two or more www.hastings.gov.uk/housingrenewalenforcementpolicy/
households, and who share a kitchen, bathroom or toilet.
A house which has been converted into bedsits or other non self-contained
accommodation, and which is let to three or more tenants who form two or more Licensing of certain HMOs
households, and who share kitchen, bathroom or toilet facilities. HMOs, such as bedsits and shared houses often have physical and management standards
A converted house which contains one or more flats which are not wholly self which differ from other privately rented properties.
contained (the flat does not contain within it a kitchen, bathroom or toilet) and There is a market variation within the HMO accommodation offered. This can range from
which is occupied by three or more tenants who form three or more households. letting to young professionals through to letting flats in large converted blocks to single
A building which is converted entirely into self contained flats, but the conversion did families. However, it is often the case that the people who live in HMOs are amongst the
not meet the standards of the 1991 Building Regulations, and more than one third most vulnerable and disadvantaged members of society. These people often have chaotic
of the flats are let on short term tenancies. lifestyles and need assistance to manage. As HMOs are the only housing option for many
people, the government recognises that it is vital that they are properly regulated.
In order to be an HMO, the property must be used as the tenants only or main
residence and it should be used solely or mainly to house tenants. Properties let to Licensing is intended to make sure that:
students and migrant workers will be treated as their only or main residence, and the Landlords of HMOs are fit and proper people, or employ mangers who are
same will apply to properties which are used as domestic refuges. Each HMO is suitable for the occupation by the number of people allowed under the
licence
The Housing Health and Safety Rating System (HHSRS) The standards of the dwelling are satisfactory
Attention is drawn to the Housing Health and Safety Rating System (HHSRS), the There are sufficient amenities and facilities of the right type in the HMO
method of inspection introduced under the Housing Act 2004.
That there are good standards of management for the HMO
The underlying principle of the HHSRS is that:
Require landlords and managers to meet proper personal and professional standards of
Any residential premises should provide a safe and healthy environment for any
conduct
potential occupier or visitor. Require proper letting and information arrangements that adhere to the legal
There are 29 different hazards that are considered and assessed under the HHSRS and requirements, such as the provision of tenancy agreements and information about the
the likelihood of injury or ill health from each is calculated. Not all hazards will exist landlord and/or manager
at the premise but the inspection officer will assess those deficiencies identified in the High risk HMOs can be identified and targeted for improvement above those that do not
property attributing to any one or more of the hazards. The HHSRS is a risk based need high levels of intervention
assessment and each hazard is rated and given a score which determines either a Instill expections that tenants behave in an appropriate manner that does not hinder the
Category 1 or 2 hazards. day to day running and management of the HMO.

4 HMO Amenity Standards HMO Amenity Standards 5

 Where landlords refuse to meet these criteria the Council can intervene to ensure that the Fire Precautionary Measures
property is managed properly, so that: The main requirement for fire precautions in HMOs is that all occupants will be able
Vulnerable tenants can be protected to evacuate the property safely in the event of a fire. This will be achieved by a
HMOs are not overcrowded combination of the following measures:
The Council can identify and support landlords, especially with regeneration and tackling The prevention of fire spread and containment
antisocial behaviour The provision of adequate means of escape
Measures to ensure that all occupants receive early warning of fire
Do all HMOs need to be licensed? Means of securing safe egress from the building
There are two types of licensing of Houses in Multiple Occupation in operation within These principles should be applied to all types of HMOs, however the fire precautions
Hastings. Briefly, they are as follows: needed in specific HMOs will vary depending on the size, type and layout of the
property.
1 Mandatory Licensing of HMOs (or any part of it) for properties that are:
When enforcing in respect of fire precautions, the Council will assess with regard to the
Three or more storeys high, and Housing Health and Safety Rating System, and will also refer to government guidance,
Occupied by five or more persons, and British Standards and other sources.
Occupies by persons living in two or more single households. For more information on fire precautionary measures, you may wish to visit our website
Mandatory licensing of HMOs applies across the whole borough. at www.hastings.gov.uk/hmo. Please be aware that in all cases it is advisable to seek
advice and confirm specific fire safety requirements with the HMO team, before
2 Additional Licensing of HMOs: This scheme operates in Central St Leonards, Gensing, proceeding with works.
Braybrooke and Castle wards of the borough. It will cover all HMOs within these
areas that are not covered by mandatory licensing and includes;
Do I need Planning Permission?
bedsits,
From 2 July 2012 there will be an Article 4 Direction across the whole borough.
shared houses
The effect of the Direction is that planning permission will be required for the change
buildings that have been converted into self contained flats, where the conversion
of use of a dwelling house in Use Class C3 to an HMO in Use Class C4. The definition
does not meet required standards and more than one third of the flats are let to
of a Class C4 use is a use by between three and six unrelated individuals occupying a
tenants
property as their only or main residence and who share basic amenities (for cooking
Please note that licensing only applies to HMOs where rents or other considerations are and /or personal hygiene). Social uses such as childrens homes, care homes and bail
payable. hostels are not included in Class C4. (Properties where more than six unrelated people
share are not in any use class and have always required planning permission).
If you are already operating an HMO, you may need to apply for a Certificate of
Lawful Use. Please contact our Development Control Services Section for more
information.
As a landlord or person having control of a property, it is your responsibility to seek the
relevant permission for any works or alterations you carry out to such property.
If you are unsure about whether you need to apply for planning Permission, please
contact our Development Control Services Section.

6 HMO Amenity Standards HMO Amenity Standards 7

 HMO Management Regulations Amenity Standards
All HMOs, whether licensable or not, must comply with Management Regulations. The following information is given for amenities and facilities within various types
These are a specific set of regulations that impose duties on both the person having of HMO accommodation, both those that share some amenities and facilities, and
control of the HMO, and in some cases the persons occupying the HMO, and include those that have exclusive use of some amenities and facilities. Even if facilities are
the following: shared there is still a requirement to provide certain basic amenities within each unit of
Maintenance of common parts, fixtures, fittings and appliances accommodation. Consideration must also be given with regard to the shared amenities
Maintenance of living accommodation provided to common hallways and areas within buildings that have self contained flat
units of accommodation only.
Safety Measures
The following guidance covers most eventualities, but there may be situations where
Supply and maintenance of gas and electricity
difficulties arise in applying the requirements of the guidance given. Such cases will be
Provision of information for tenants considered individually, and the Council in negotiation with the landlord/manager will
Waste disposal facilities decide what measures and standards are adequate and reasonable depending on the
Occupiers of HMOs have a duty to ensure that they take reasonable care to avoid circumstances.
damage and disrepair to the property, and do not act in such a way as to obstruct the
manager in complying with any Management Regulation.
There are two distinct sets of management regulations, depending on the type of HMO Standards where there are Shared Facilities
concerned. These are: Heating
Statutory Instrument No.372 (2006) The Management of Houses in Multiple All common habitable rooms (Kitchens, living rooms, dining rooms etc), bath and
Occupation (England) Regulations 2006 shower rooms shall be provided with a fixed heating appliance capable of heating the
This set covers HMOs that contain shared accommodation, such as house shares, room to a temperature of 20C when the outside temperature is -1C.
bedsits, hostels and guest houses and other non-self contained accommodation. These The method of heating shall normally comprise an efficient and safely designed and
types of HMOs are defined under Section 254 of the Housing Act 2004. installed fixed heating source - a gas fired central heating system or fixed electric
Visit www.legislation.gov.uk to read these regulations. storage heaters, with individual thermostatic controls. All heating appliances in the
Statutory Instrument No.1903 (2007) The Licensing and Management of Houses in common parts of the house shall be provided and fuelled at the expense of the person
Multiple Occupation (Additional Provisions) (England) Regulations 2007 having control of the house and be available at all times for the tenants to control.
This set covers HMOs that are buildings converted into self contained flats. These types Sufficient permanent ventilation shall be available for rooms containing gas and other
of HMOs are defined under Section 257 of the Housing Act 2004. combustion appliances such as boilers, fires and cookers.
Visit www.legislation.gov.uk to read these regulations. The local authority will assess for compliance in relation to this standard having regard
to the HHSRS. The provision of structural thermal insulation in addition to a fixed
heating system should be provided to the building to assist in meeting this standard.
This would include minimum 270mm of loft insulation and where appropriate cavity
walls should be insulated.
Washing and sanitary facilities
One separate toilet with wash hand basin and tiled splash back for every five
occupiers.
One bathroom with bath or shower and constant hot and cold running water for
every five occupiers. This may also contain a toilet.
If there are less than five people, they can share a bath/shower room which
incorporates a toilet.

8 HMO Amenity Standards HMO Amenity Standards 9

 All washing facilities must be of an adequate size and layout, be fit for purpose and Kitchens
suitably located. Shared kitchens must be suitably located and laid out, and provide adequate
Bath/shower rooms must have adequate heating and ventilation. facilities for storage, preparation and cooking of food for the number of people
Where there are more than five occupants, at least half of all shared wcs shall be occupying the property.
separate from the bath or shower room. Shared kitchens must include sinks (with drainers), hot and cold water supply,
Bath/shower rooms shall be of adequate dimensions to provide an adequate cookers, electrical sockets, work surfaces, cupboards, fridge/freezers, refuse disposal
changing and drying space for the users. facilities, extractor fans, fire blankets and fire doors.
Wash hand basins must be of minimum dimensions 560mm x 430mm. Each unit of accommodation shall have constant access to a shared kitchen not
Each wash hand basin shall be provided with an adequate and constant supply of more than one floor distant from their accommodation.
hot and cold water and designed to ensure reasonable temperature control and Dining facilities for shared kitchen users shall be provided within the kitchen/dining
connected to the foul water drainage system. room or in a separate dining room adjacent to the kitchen.
Each bathroom shall have either a bath of minimum dimensions 1700mm x 700mm Each sink shall be provided with a constant and adequate supply of cold running
or a shower of minimum dimensions 800mm x 800mm. water suitable for drinking purposes, directly from the rising main and an adequate
Each bath or shower shall be provided with an adequate and constant supply of hot constant supply of hot water.
and cold water designed to ensure reasonable temperature control and connected A sink unit comprising a fixed impervious bowl with a drainer located within a base
to the foul water drainage system. unit and properly connected through an adequate sized trapped waste pipe to the
Each toilet shall be properly connected to the foul drainage system. foul water drainage system shall be provided in each shared kitchen. The level of
provision shall be one sink for the first five occupiers and one per four occupiers
Appropriate splash backs shall be provided:
thereafter. A maximum of two sets of facilities shall be provided in the same kitchen
wash hand basin - a tiled splashback of minimum height 300mm,
and only in exceptional circumstances shall this standard be exceeded in agreement
bath - a tiled splashback of minimum height 300mm, and
with the Local Authority.
shower - the shower compartment shall be tiled from floor to ceiling and shall be
provided with a fully enclosing cubicle. A two course tiled splashback of minimum height 300mm shall be provided behind
the sink unit.
Each toilet and bath/shower room shall be provided with adequate artificial
electrical lighting and all wiring and fittings shall be maintained in a safe condition. A gas or electric cooker with four burners/rings, an oven and a grill shall be provided
The artificial lighting shall be available at all times and no lighting points shall be for up to five occupiers. The level of provision shall be one cooker for the first five
controlled with a time switch. Bath/shower rooms shall have ceiling pull switches or occupiers and one per four occupiers thereafter. A maximum of two sets of facilities
a wall switch outside the room. shall be provided in the same kitchen and only in exceptional circumstances shall
this standard be exceeded in agreement with the Local Authority.
Each bath/shower room and toilet compartment shall have surfaces which are
reasonably smooth, non-absorbent and capable of being easily cleansed. Floor Cookers shall not be located adjacent to doorways and there shall be sufficient space
coverings shall be slip resistant, easily cleaned and waterproof. for items to be retrieved form the oven and for the safe circulation of occupants
generally.
Permanent means of ventilation shall be provided in all bath/shower rooms and
toilets, either natural (openable window) and/or artificial, directly to the external Each separate occupancy shall be provided with dry goods storage space, within
air. Mechanical extract ventilation shall be operated manually and/or automatically the kitchen, of 500mm width for a floor based unit or 1000mm for a wall mounted
by sensor controller and must be provided with a 20 minute overrun. The extract unit. Both are to be of average height and depth. Households that comprise of
ventilation fan rates are as follows: more than one individual will require more storage space as agreed with the Local
Bath/shower room 15 litres/second. Authority.
Toilet compartment 6 litres/second. The space in the cupboard unit below the sink will not be acceptable for use as dry
Personal washing or toilet facilities should not normally be more than one floor goods storage for any unit of occupancy.
distant from the unit of accommodation of the user. A large standard sized refrigerator with a minimum capacity of 0.15m per person
and freezer with a minimum capacity of 0.11m per person shall be provided for

10 HMO Amenity Standards HMO Amenity Standards 11

 the first five occupiers and one additional refrigerator/freezer of the same size and Clothes washing and drying facilities
capacity for each additional four occupiers thereafter. Households that comprise of There should be space for a washing machine with an appropriate power socket
more than one individual will require additional refrigerator/freezer space as agreed adjacent provided. There should be clothes drying facilities, preferably both outside
with the Local Authority. and internally. Internal clothes drying space could be an airing cupboard but where
A secure fixed work surface of smooth and impervious material to be provided at there is no airing cupboard in the building it is important to consider how clothes will
500mm per occupancy for the first five occupiers and an additional 500mm per be dried inside to minimize condensation drying clothes internally without adequate
occupancy for up to four occupiers thereafter. ventilation is to be discouraged. There should be space for a clothes dryer with an
A two course tiled splashback of minimum height 300mm shall be provided behind appropriate power socket and venting to the outside provided. If it is not possible to
the worksurface. vent to the external atmosphere then a condensing dryer is to be used.
Three twin outlet power sockets, in addition to any serving major appliances, shall Refuse storage and disposal
be provided above the work surface. These shall be set at a convenient height and
Appropriate refuse storage facilities should be provided within dwellings with suitable
safe position. The level of provision shall be three twin outlet power sockets for the
access to disposal facilities. Refuse containers to be located away from habitable
first five occupiers and one additional twin outlet power socket per two occupiers
rooms. Where dwellings do no have a yard or garden to store refuse bins, suitable bins
thereafter.
should be provided to permit storage without causing odours or attracting vermin or
All facilities and appliances shall be designed and installed so as not to be prejudicial pests.
to safety. Sinks, worktops and adjacent walls and floors shall be non-porous and
reasonably smooth so as to facilitate cleaning.
In general, one set of facilities, as given above, shall be provided per five occupants. Lighting
No more that two sets of facilities (for in total up to nine occupants) shall be Natural Lighting
provided in the same room. Only in exceptional circumstances shall this standard be
All habitable rooms, including shared communal rooms such as living rooms, dining
exceeded in agreement with the Local Authority.
rooms and kitchens shall have an adequate level of natural light provided by means
A sufficient number of refuse receptacles must be proved for the storage of refuse of a clear glazed window to enable normal domestic activities to be carried out safely
awaiting collection both internally and externally. and conveniently during daytime lighting conditions. Where practicable bathrooms
Kitchens shall be ventilated directly to the external air by means of the openable and toilet compartments shall also comply with this standard. Glazing to windows and
parts of a window and/or by suitable mechanical extract ventilation which shall be doors in bathrooms and toilet compartments shall be obscure to protect priviacy.
operated manually and/or automatically by sensor controller and vented to the
external atmosphere. The extract ventilation rates are as follows: Artificial Lighting
Adjacent to a hob 30 litres/second All habitable rooms, kitchens, bathrooms, toilet compartments, staircases, landings and
passages shall be provided with adequate electrical lighting, and all wiring and fittings
Elsewhere in the kitchen 60 litres/second. shall be maintained in a safe and usable condition.
The extract ventilation system must be provided with a 20 minute overrun. All habitable rooms, kitchens, bathrooms, and toilet compartments shall have at lease
Fire blankets are to be supplied but must not to be sited immediately adjacent to or one ceiling or suitably located wall lighting outlet with the capacity to allow normal
over a cooker. An appropriate site should be found to give speedy access should the domestic activity to be undertaken without strain after dark.
fire blanket be needed. Light switches shall be fixed and conveniently located near the entrances to rooms and
Appropriate fire doors are to be provided to the doorways of the kitchen (see circulation spaces.

separate guidance for fire precautions). Bathrooms shall have ceiling pull switches or a wall switch outside the room.

On common staircases, landings and passages, lighting shall be controlled from each
landing. If time switches are used, the light shall remain illuminated for a reasonable
time to allow for people to easily traverse the distance between the switches, whilst
walking slowly. The controls shall be such that a person may illuminate the whole route
as it is travelled, in stages or otherwise.

12 HMO Amenity Standards HMO Amenity Standards 13

 Space Standards Hostel, Guest House or Bed and Breakfast type HMOs
Space standards vary considerably, depending on the type of HMO being considered. Where the type of HMO accommodation to be offered is of a Hostel, Guest House or
It is very important that you consider the relevant space standards for the facility you Bed & Breakfast accommodation type, the following space standards will apply. Note
are providing. that in addition to room unit sizes there is also a standard requirement in this type of
The room sizes given here are minimum expected sizes. It is understood that there HMO to supply a common room of a certain size.
maybe exceptions and individual issues that will need to be considered on a case by The minimum floor area for each bedroom unit shall be as follows:
case basis. However, best efforts will be sought to ensure these minimum standards are For 1 person, not less than 8.5 m2
reached in all cases to ensure the health, safety and welfare of the occupying tenant. For 2 persons, not less that 11m2
In all cases a child will be considered as a separate person/occupant in terms of these For 3 persons, not less than 15m2
standards.
For 4 persons, not less than 19.5m2
The minimum room sizes are also subject to each room being of a shape offering
For each additional person there should be an additional 4.5m2 of floor area.
adequate useable living space in determining where it is suitable for occupation.
In no case shall a room be occupied by more than five persons being of the same
A 10% margin of flexibility will be applied to standards should additional facilities exist:
family and rooms shall not be shared unless the individuals concerned consent to share
Shared House type HMOs the room. In any event, no persons over the age of 12 years and of opposite sexes shall
For shared house type HMO accommodation, the following standards shall apply as a be required to sleep in the same room unless they are co-habitees.
minimum. In this type of HMO a common room is to be provided. The area, or aggregate areas
Sleeping rooms if more than one room is to be provided shall be calculated on the basis of 1m2 of floor
For a one roomed living unit with kitchen facilities in it the minimum size should be area per person. This shall include at least the provision of one area of 15 m2.
14m2
Where a kitchen is shared without a shared lounge then the minimum room size
should be 10m2 Where there are amenities and facilities for the
Where a lounge and kitchen/dining room is shared then the minimum room size exclusive use of the occupier
should be 6.5m2
a double room for couples i.e. married / co-habit / civil partnership then minimum
size should be 15m2*
Heating
Each unit of living accommodation in an HMO must be equipped with adequate
the floor to ceiling height should normally be no less than 2.4m. It is the floor area
heating capable of heating each room in the accommodation to a temperature of
beneath this ceiling height that will be used to calculate the appropriate size of the
20C when the outside temperature is -1C.
unit provided.
The method of heating shall normally comprise an efficient and safely designed and
*Please note that sleeping rooms containing kitchen facilities (i.e. bedsits) are not
installed fixed heating source, eg a gas fired central heating system or fixed electric
suitable for occupation for more than 1 person.
storage heaters, with individual controllable thermostatic controls. The heating system
Kitchens and shared living areas within the unit of accommodation should be controllable by the occupant.
Shared kitchens and shared living areas must be of sufficient size to support the Sufficient permanent ventilation shall be available for rooms containing gas and other
number of persons using them, as follows: combustion appliances such as boilers, fires and cookers.
The local authority will assess for compliance on this standard with regard to HHSRS.
Kitchens Kitchen/Diners Living/dining rooms
The provision of structural thermal insulation in addition to a fixed heating system
Used by 1-3 persons: 5.5m2 10m2 8.5m2
should be provided to the building to assist in meeting this standard. This would include
Used by 4 persons: 6m2 11.5m2 11m2 minimum 270mm of loft insulation and where appropriate cavity walls should be
Used by 5 persons: 7m2 11.5m2 11m2 insulated.
Used by 6 persons: 9m2 11.5m2 11m2

14 HMO Amenity Standards HMO Amenity Standards 15

 Washing and sanitary facilities supply shall be wholesome. A turn-off valve shall be provided for each branch in the
Where practicable, in Hostels, guest houses and B&B type HMOs and bedsit type rising main.
HMOs (where other washing facilities are shared) each unit of accommodation shall A sink unit comprising a fixed impervious bowl with a drainer located within a base
be provided with a wash hand basin of minimum dimensions of 560mm x 430mm. unit and properly connected through an adequate sized trapped waste pipe to the
Each wash hand basin shall be provided with adequate and constantly available foul water drainage system shall be provided.
supplies of hot water (designed to ensure reasonable temperature control) and A two course tiled splashback of minimum height of 300mm shall be provided
wholesome cold water for drinking purposes and shall be connected to the foul water behind the sink.
drainage system by means of a trapped waste pipe. Each wash hand basin shall An adequate and constantly available wholesome cold drinking water supply and an
have a two course tiled splashback of a minimum height of 300mm. adequate and constantly available supply of hot water shall be provided at the sink.
Each unit of accommodation shall have an enclosed and adequately laid out and A gas or electric cooker with four burners/hobs, an oven and a grill shall be provided.
ventilated room with a toilet, wash hand basin (minimum dimensions of 560mm x
In a one person unit the cooker must comprise at lease two burners/hobs, an oven
430mm) and bath or fixed shower supplying adequate cold and constant hot water
and a grill.
for the exclusive use of the occupiers within the unit of accommodation.
Dry goods storage space shall be provided within the kitchen, of 500mm width for
The bathroom or shower room shall contain either a bath (minimum dimensions
a floor based unit or 1000mm for a wall mounted unit. Both are to be of average
170mm x 760mm) or a shower (minimum dimension 800mm x 800mm) and a
height and depth. Households that comprise of more than one individual will
wash hand basin properly connected to the existing drainage system by means of a
require more storage space as agreed with the inspecting officer.
trapped waste pipe.
A standard sized refrigerator with a minimum capacity of 0.15m per person and
The bathroom or shower room shall be of adequate dimensions to provide an
freezer with a minimum capacity of 0.11m per person shall be provided. Households
adequate changing and drying space for the users.
that comprise of more than one individual will require additional refrigerator/freezer
A tiled splashback of minimum height 300mm shall be provide to each wash hand space as agreed with the inspecting officer.
basin and bath. Shower compartments shall be tiled from floor to ceiling and shall
A secure, fixed worktop of smooth and impervious material of minimum size 500mm
be provide with a fully enclosing cubicle.
x 1000mm shall be provided.
Permanent means of ventilation shall be provided in all bath/shower rooms and
Two twin outlet power sockets (in addition to any power socket outlets serving major
toilets, either natural (openable window) or artificial, directly to the external air.
appliances) set at a convenient height and safe position.
Mechanical extract ventilation shall be operated manually and/or automatically
by sensor controller and must be provided with a 20 minute overrun. The extract Kitchens shall be of such a size and layout that they can practicably and safely be
ventilation fan rates are as follows: used.
Bath/shower room 15 litres/second. Cookers shall not be located adjacent to doorways and there shall be sufficient space
for items to be retrieved from the oven and for the safe circulation of occupants
Toilet compartment 6 litres/second.
generally.
Bathrooms and shower rooms shall have surfaces which are reasonably smooth, non
Kitchens shall be ventilated directly to the external air by means of the openable
absorbent and capable of being easily cleansed. Floors shall be slip resistant.
parts of a window and/or by suitable mechanical extract ventilation which shall be
An en-suite bath or shower shall be acceptable as the sole provision for any unit of operated manually and/or automatically by sensor controller. The extract ventilation
accommodation only where that accommodation is of the studio or one bedroom rates are as follows:
variety.
Adjacent to a hob 30 litres/second
Elsewhere in the kitchen 60 litres/second.
Kitchens The extract ventilation system must be provided with a 20 minute overrun.
Each unit of accommodation shall be provided with a constant and adequate supply All facilities and appliances shall be designed and installed so as not to be prejudicial
of cold running water suitable for drinking and food preparation purposes directly to safety. Sinks, worktops and adjacent walls and floors shall be non-porous and
from the rising main. The supply is to be sited over the kitchen sink. The water reasonably smooth so as to facilitate cleaning.

16 HMO Amenity Standards HMO Amenity Standards 17

 Lighting Two person units of accommodation
Natural Lighting If the accommodation unit consists of one room only
All habitable rooms such as living rooms and bedrooms shall have an adequate level of One room accommodation units are not suitable for more than one person.
natural light provided by means of a clear glazed window to enable normal domestic If the accommodation unit consists of 2 or more rooms
activities to be carried out safely and conveniently during daytime lighting conditions.
Where practicable bathrooms and toilet compartments shall also comply with this Each kitchen: 4.65m2
standard. Glazing to windows and doors in bathrooms and toilet compartments shall Each living room/kitchen: 15m2
be obscure. Each living room: 12m2
Each bedroom: 10m2
Artificial Lighting In all cases habitable floor area is the useable floor area of any room used as a
All habitable rooms, kitchens, bathrooms, toilet compartments, staircases, landings and bedroom, living room or kitchen. It does not include the area of any bathroom/shower
passages shall be provided with adequate electrical lighting, and all wiring and fittings room, water closet, staircase, passageway, landing or access lobby.
shall be maintained in a safe condition.
All habitable rooms, kitchens, bathrooms, and toilet compartments shall have at lease Clothes washing and drying facilities
one ceiling or suitably located wall lighting outlet with the capacity to allow normal
There should be space for a washing machine with an appropriate power socket
domestic activity to be undertaken without strain after dark.
adjacent provided. There should be clothes drying facilities, preferably both outside
Light switches shall be fixed and conveniently located near the entrances to rooms and and internally. Internal clothes drying space could be an airing cupboard but where
circulation spaces.
there is no airing cupboard in the building it is important to consider how clothes will
Bathrooms shall have ceiling pull switches or a wall switch outside the room.
be dried inside to minimize condensation drying clothes internally without adequate
ventilation is to be discouraged. There should be space for a clothes dryer with an
appropriate power socket and venting to the outside provided. If it is not possible to
Space Standards vent to the external atmosphere then a condensing dryer is to be used.
The following are minimum floor areas for accommodation where there are
some amenities or facilities for the exclusive use of the occupier (ie bedsit type
accommodation) Refuse storage and disposal
Appropriate refuse storage facilities should be provided within dwellings with suitable
One person units of accommodation access to disposal facilities. Refuse containers to be located away from habitable
If the accommodation unit consists of one room only rooms. Where dwellings do no have a yard or garden to store refuse bins, suitable bins
Each bedroom (where kitchen facilities are included within the room): 14m2 should be provided to permit storage without causing odours or attracting vermin or
Each bedroom (without kitchen facilities): 10m2 pests.

If the accommodation unit consists of 2 or more rooms

Each kitchen: 4.65m2
Each living room/kitchen: 11m2
Each living room: 9.3m2
Each bedroom: 6.5m2

18 HMO Amenity Standards HMO Amenity Standards 19

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have any special requirements.

Produced by Hastings Borough Council - November 2011

Printed locally on paper from sustainable sources.