Houses In Multiple Occupation Standards

Accessibility
Skip Navigation
Sitemap
Marmion House, Lichfield Street, Tamworth, Staffordshire B79 7BZ Phone: 01827 709709 enquiries@tamworth.gov.uk

A to Z of Council Services

A B C D E F G H I J K L M N O P Q R S T U V W X Y Z

Houses In Multiple Occupation Standards

Tamworth Borough Council has set a local minimum standard for Houses in Multiple Occupation (HMOs). Setting a local minimum standard for HMOs will enable officers to provide a consistent approach across the borough when dealing with such accommodation. It will also allow officers to easily advise landlords regarding the requirements the council expect to find at their properties. The standards will address such issues as room sizes and the bathroom and kitchen facilities that are acceptable for the number of occupants.

Categories of Houses in Multiple Occupation

Category A

Houses occupied as individual rooms where there is some exclusive occupation (usually bedroom/living room) and some sharing of amenities (bathroom and/or toilet and/or kitchen). Each occupant lives otherwise independently of all others.

Category B

Houses occupied on a shared basis. These would normally be occupied by members of a defined social group e.g. students or a group of young single adults. The occupiers each enjoy exclusive use of a bedroom but would share other facilities including a communal living space.

Standards

Where dimensions and areas are specified below they shall, unless the context requires otherwise, be regarded as recommended minima. Irrespective of such recommendations however, consideration should be given to the shape and usable living space of any room in determining whether and by how many people it is suitable for occupation. This is a matter, of course, of functionality; whether given its shape and size the particular room is reasonably capable in fact of performing the role assigned to it for the number of persons who need to use it. It is difficult without becoming over-prescriptive to give more explicit guidance on this.

Standards throughout should be applied irrespective of the ages of the occupants.

CATEGORY A HOUSES

Houses occupied as individual rooms, where there is some exclusive occupation (usually bedroom/living room) and some sharing of amenities (bathroom and/or toilet and/or kitchen). Each occupant lives otherwise independently of others.

1. Space Standards

One person units of accommodation

(i) One room units

Unit of accommodation includes kitchen facilities	15m²
Unit of accommodation is provided with a separate shared kitchen	10m²

(ii) Two or more roomed units

Each living room/kitchen	11m²
Each living room	9m²
Each bedroom	6.5m²

Two or more person units of accommodation

(i) One room units - not normally suitable for persons who are not married couples or cohabitees. In other cases for two persons only, not less than 15m².

(ii) Two or more roomed units

Each living room/kitchen	15m²
Each living room	12m²
Each living/bedroom	14m²
Each bedroom	10m²
Total area with cooking facilities	21m²

Separate kitchens, whether shared or used exclusively in connection with a particular single tenancy shall be of sufficient size for their purpose. Where kitchen facilities are provided within other rooms, as a guide, a minimum additional floor area of 3.7 m2 should be required.

The obligate sharing of rooms by persons of the opposite sex over the age of 12 and who do not live as partners shall not be permitted.

No staircase or landing nor any room which has been appointed as a kitchen or bathroom shall be deemed suitable for sleeping accommodation.

2. Natural and Artificial Lighting

All habitable rooms shall have an adequate level of natural lighting, provided via a clear glazed window or windows and/or door(s), the glazed area to be equivalent to at least one-tenth of the floor area and to extend normally to a point 1.75m above floor level.

Basement rooms used for human habitation should, in addition to the requirement in the first paragraph, have sufficient natural lighting for their purpose.

Adequate electric lighting points are to be provided to all habitable rooms, staircases, landings, passages, kitchens, bathrooms and water closets. All lighting to common parts to be provided maintained and paid for by the landlord or their agent. Lighting to staircases, landings and passages may be controlled by time switches or other devices having a similar effect.

3. Ventilation

All habitable rooms, kitchens, bathrooms, and water closet compartments shall have a minimum floor to ceiling height 2.14m, except in the case of existing attic rooms, which shall have a minimum height of 2.14m over an area of the floor equal to not less than three-quarters of the area of the room, measured on a plane 1.5m above the floor. Any floor area above which the ceiling height is less than 1.53 metres shall additionally be disregarded.

4. Space Heating

Each unit of accommodation in an HMO must be equipped with adequate means of space heating. The principal living room of each occupancy shall be provided with a fixed heating appliance capable of heating the room to a temperature of 18 degrees centigrade when the outside temperature is -1 degree centigrade. This provision should be efficient, safety designed and be so sited and guarded as to minimise the risks to health and safety.

All such appliances shall be maintained annually by a competent person.

All additional living rooms shall be provided with suitable number of sockets which could reasonably be dedicated for a fixed heating appliance. Such sockets shall not be positioned on the same wall. Alternatively a suitable supply pipe for gas shall be provided, where it is possible to properly site a gas appliance in the room.

5. Facilities for the Storage. Preparation and Cooking of Food and the Disposal of Waste Water

a) Each occupancy shall have a separate kitchen not more than one floor distant from the living accommodation. Where in the case of any occupancy this is not practicable, that occupancy shall have its own kitchen facilities within the unit of accommodation. In cases of rooms let to more than one person this will be the minimum standard.

The facilities shall comprise:

Cooking - A gas or electric cooker with a minimum of two burners/hobs (four burners/hobs if provided for more than one person), an oven and grill. Alternatively a microwave oven may be substituted for one or two of the burners/hobs respectively.

Storage - A gas or electric refrigerator of minimum capacity 0.15m3 plus a storage cupboard of minimum capacity 0.16m3. Space also required for crockery, pans and cutlery.

Preparation

- A worktop or table of smooth and impervious material of minimum size 500 1000 mm. 1.5m x 0.5m per 2 persons.
- two twin outlet power sockets in addition to any serving major appliances set a convenient height and safe position.

Sink - A metal or ceramic sink and drainer in good condition and of minimum dimensions 500 x 600 mm and 180mm deep set on a stable base with a constant supply of hot and (potable) cold water. Where practicable, a two course tiled splashback shall be provided. The sink shall be connected to the drainage system via a suitable trap.
A wash-hand basin shall not be used in place of a sink.

Kettle - A suitable kettle should be provided.

b) In the case of single occupiers and where the Local Authority is satisfied that the provision of kitchen facilities for exclusive use is not practicable or appropriate, facilities may be provided on a ratio of one set of each per five occupancies and not more than one floor distant from any individual letting.

Such kitchens shall meet the following minimum standard:-

(i) there shall be no more than two sets of facilities in anyone room.

(ii) be provided with a cooker with four burners, oven and grill for each group of five or any lesser number thereafter.

(iii) be provided with a readily cleansable sink of minimum dimensions 500 mm x 600 mm set on a base unit with a constant supply of hot and cold water and a draining board. A two course tiled splashback shall be provided. The sink shall be connected to the drainage systems by a suitable trap. The provision of sinks shall be on the ratio of one for each group of five or any lesser number thereafter.

(iv) be provided with four 13 amp electric power outlets at a convenient height and safe position.

(iv) be provided with an impervious work surface of minimum dimensions 500 mm x 1000 mm.

(v) In general terms, kitchens must be laid out safely so as not to put users and others at risk.

(vi) Walls and floor surfaces must be readily cleansable.

(vii) Adequate means of ventilation and artificial lighting must be provided.

(ix) Mechanical extract ventilation must be provided in communal kitchens. In addition a refrigerator of minimum capacity 0.15m3 with an adequate freezer compartment or, where the freezer compartment is not adequate, adequate separate freezers, together with a storage cupboard of minimum capacity of 0.16 cubic metres shall be provided within each occupancy.

Appropriate refuse disposal facilities

6. Drainage and Sanitary Conveniences

One water closet shall be provided and maintained for every five persons or lesser number. Every such water closet shall be in a separate room within the building and where shared by two or more households, be entered from a common passageway or hallway and shall not be more than one floor distant from any individual letting. Each WC compartment shall also be provided with a suitable wash-hand basin supplied with both constant hot and cold water.

- Adequate lighting and ventilation
- Internal door lock must be provided
- Must be fitted with mechanical extraction if opening into kitchen

External WCs shall be ignored. Fifty per cent of WCs shall be provided in separate compartments except that where a sole WC is provided and maintained for not more than four persons it may be within a bathroom. The walls and floor of any WC should be reasonably smooth and non- absorbent and capable of being readily cleansed.

The house shall be provided with an effective system, both above and below ground for the drainage of foul, waste and surface water.

7. Personal Washing Facilities

Each separate occupancy shall be provided with a wash-hand basin measuring 1700mm x 760mm together with constant supplies of hot and cold running water sited within the unit of accommodation. A two course tiled splashback to the wash-hand basin is to be provided.
If a sink is provided in a single bedsit room a separate wash-hand basin will not be required.
Each property should be considered on its own merit when deciding whether it is “reasonably practicable” to install wash hand basins in each unit of living accommodation (see definition of unit below). The following questions may help the Local Housing Authority to make a suitable judgement in this respect:

- Are the units of accommodation occupied by a group sharing living accommodation or by persons who live independently.
- Will long or impractical drainage runs be needed to install a wash hand basin in each unit?
- If the building is listed, does this mean it is not possible to install wash hand basins?
- How many shared wash hand basins are there in the house?
- Are the shared wash hand basins reasonably accessible i.e. are they in shared bathrooms, separate WCs and/or en-suite?
- Are the shared wash hand basins of an adequate size?
- Will the installation of wash hand basins cause major disruption to the existing occupiers and/or could the work be carried out during vacations or between lets?
- What are the views of the landlord and/or tenants?

Another important consideration for the Local Housing Authority is whether the work is reasonably practicable “having regard to the age and character of the HMO…”On this basis, some Local Housing Authorities may argue that if they have never required wash hand basins to be installed in certain shared house-type HMOs, then having regard to the age and character of HMOs within their local area, they do not need to start now. Ultimately, it will be for the Residential Property Tribunal and/or the Courts to interpret this new terminology if a local housing authority is subject to legal challenge.

Each occupancy shall be provided where practicable with a bath or shower in a separate room. Otherwise, a readily accessible bath, of minimum dimensions 1700 mm x 760 mm, in a bathroom, or a shower of minimum dimensions 800 mm x 800 mm in a suitable shower room together with adequate drying and changing space where practicable shall be provided not more than one floor distant from any user on a ratio of one bath or shower to five persons. A two course tiled splashback to the bath is to be provided. The bath/shower room shall be accessible at all times.

Any shower cubicles provided should have fully tiled walls or be complete self standing cubicles. The hot and cold water supplies shall be adequate, constant and available at all times or hot water at a suitably controlled temperature.

Amenities intended to be shared by two or more households are to be accessible from a common area.

Lights must be operated by pull cord switches within bathrooms and shower rooms.

- Artificial lighting must be provided.
- Natural or mechanical extract ventilation; the latter is desirable even if natural ventilation is present and is essential for shared facilities.
- Bathrooms must be provided with an adequate fixed space-heating appliance.
- Privacy door locks must be provided.
- The walls and floor of any bathroom or shower room should be reasonably smooth and non absorbent and capable of being readily cleansed.

8. Means of Escape and Other Fire Precautions

The property shall be provided with an adequate means of escape from fire, together with other fire precautions including so far as necessary a detection and warning system to the satisfaction of Tamworth Borough Council.

CATEGORY B HOUSES

Houses occupied on a shared basis. These would normally be occupied by members of a defined social group, e.g. students or a group of young single adults. The occupiers each enjoy exclusive use of a bedroom but would share other facilities including a communal living space.

The anticipated duration of the occupancy will often be finite and occupiers may spend periods of it (e.g. vacations) away. Numbers of occupiers above about 6 are probably more suggestive of Category A accommodation. This standard is not intended to apply to purpose-built student accommodation.

1. Space Standards

One Person Units of Accommodation

Each bedroom/study 10m2 except where a separate living room is provided which is not a kitchen or a kitchen/dining room, in which case the bedroom shall be 6.5m2.

Two Person Units of Accommodation

Each bedroom/study 15m2 except where a separate living room is provided which is not a kitchen or a kitchen/dining room, in which case the bedroom shall be 11m2.

Common Rooms

(i) Kitchens shall be of suitable size. The following is a guide:

Used by 3-5 persons	5m²
Used by 6-10 persons	9m²

Note: The above are minimum space standards based on optimum shape and layout In practice, it may be necessary to have a larger space standard to ensure that there is sufficient space to fit in all the facilities required and provide a circulation area which permits safe use of the kitchen for the number of users.

(ii) Dining/kitchens

Used by 3-5 persons	11.5m²
Used by 6-10 persons	15m²

(iii) Kitchen, Living, Dining Space

Used by 3-5 persons	16m²
Used by 6-10 persons	25.5m²

(iv) Living Rooms and Dining Rooms

Used by 1-3 persons	11m²
Used by 4-6 persons	16m²

2. Natural and Artificial Lighting

All habitable rooms shall have an adequate level of natural lighting, provided via a clear glazed window or windows, and/or door(s) the glazed area to be equivalent to at least one-tenth of the floor area and to extend normally to a point 1.75m above floor level.
Basement rooms used for human habitation should, in addition to the requirement in the first paragraph, have sufficient natural lighting for their purpose.

All staircases, landings, passages, kitchens, bathrooms and water closets are to be provided, where practicable, with a window. Windows to bathrooms and water closets are to be glazed with obscured glass.

Adequate electric lighting points are to be provided to all habitable rooms, staircases, landings, passages, kitchens, bathrooms and water closets. Lighting to staircases, landings and passages may be controlled by time switches or other devices having a similar effect.

3. Ventilation

All habitable rooms shall be ventilated directly to the external air by a window which has an openable area not less than 1/20th of the floor area.

All kitchens, bathrooms and water closet compartments shall be ventilated directly to the external air, either by a window the openable area of which shall be equivalent to at least 1/20th of the floor area of the room or by suitably sited mechanical ventilation providing a minimum of three air changes per hour operated from the lighting circuit of the room and fitted with a 20 minute overrun. For kitchens, mechanical ventilation providing one air change per hour will be deemed sufficient.

Basement rooms used as habitable rooms should be provided with natural ventilation direct to the external air. In addition, there should normally be an unobstructed space immediately outside the window opening which extends the entire width of the window or more and has a depth of not less than 0.6m measured from the external wall or not less than 0.3m in the case of a bay window with side lights.

Suitable and sufficient permanent ventilation shall be provided and maintained in any room in which there is a gas heating appliance.

Suitable and sufficient permanent means of ventilation shall be provided in all kitchens, dining/kitchens, bathrooms, or water closet compartments and other rooms containing cooking or washing facilities.

4. Space Heating

Each unit of accommodation in an HMO must be equipped with adequate means of space heating.

All habitable rooms shall be provided with a fixed heating appliance capable of heating the room to a temperature of 18 degrees centigrade when the outside temperature is -1 degree centigrade. This provision should be efficient, safely designed and be so sited and guarded as to minimise the risks to health and safety.

All such appliances shall be maintained annually by a competent person.

5. Facilities for the Storage, Preparation and Cooking of Food and the Disposal of Waste Water

Each occupancy shall have constant access to a shared kitchen no more than one floor distant from the large majority of users and, in any event, not more than two floor distant from any user. Where in the case of any occupancy this is not practicable, that occupancy shall have its own kitchen facilities within the unit of accommodation. Dining facilities for shared kitchen users shall be provided within a dining/kitchen or in a separate dining room adjacent to the kitchen.

No kitchen shall be required to be used by more than five person.

The facilities shall comprise:

Cooking - A gas or electric cooker with a minimum of four burners/hobs, an oven and a grill. Alternatively a microwave oven may be substituted for one or two of the burners/hobs respectively.

Storage - Each separate occupancy shall be provided with dry goods storage space and refrigerator space either within the kitchen or in an adjacent and readily accessible position. The scale of such provision shall be a minimum of 0.08m3 dry goods storage space or 500 x 720 x 300mm shelf wall unit and 0.075m3 (one shelf) refrigerator with freezer compartment within the shared refrigerator space per occupancy, although occupancies comprising of more than one individual will require some additional space. The space in a sink unit below the sink will not be accepted for the above purposes.

Appropriate refuse disposal facilities

Preparation

- A worktop or table of smooth and impervious material of minimum size 500 x 1500 mm plus 0.5m per additional person.

- Two twin outlet power sockets in addition to any serving major appliances set at a convenient height and safe position.

Sink - A metal or ceramic sink and drainer in good condition and of minimum dimensions 500 x 600 mm x 180mm deep set on a stable base with a constant supply of hot and (potable) cold water. Where practicable, a two course tiled splashback shall be provided. The sink(s) shall be connected to the drainage system via a suitable trap.

A wash-hand basin shall not be used in place of a sink.

Kettle - A suitable kettle should be provided.

Adequate provision for the storage of kitchen utensils shall be provided in the kitchen, in addition to the space provided for food storage.

- In general terms, kitchens must be laid out safely so as not to put users and others at risk

- Walls and floor surfaces must be readily cleansable

- Adequate means of ventilation and artificial lighting must be provided

- Mechanical extract ventilation must be provided in communal kitchens

6. Drainage and Sanitary Conveniences

- Adequate lighting and ventilation
- Internal door lock must be provided
- Must be fitted with mechanical extraction if opening into kitchen

External WCs shall be ignored. Fifty per cent of WCs shall be provided in separate compartments except that where a sole WC is provided and maintained for not more than four persons it may be within a bathroom. The walls and floor of any WC should be reasonably smooth and non-absorbent and capable of being readily cleansed.

The house shall be provided with an effective system, both above and below ground for the drainage of foul, waste and surface water.

7. Personal Washing Facilities

Preferably, each bedroom/study should be provided with a suitable wash-hand basin together with its own supplies of hot and cold running water. Where this is not practicable, and the room is on the same floor as a bathroom, provision of a wash-hand basin within the bathroom shall be accepted provided it need not be shared by more than five persons. If a sink is provided in a single bedroom/study a separate wash-hand basin will not be required.

Alternatively, a readily accessible bath of minimum dimensions 1700 mm x 760 mm, in a bathroom, or a shower of minimum dimensions 800 mm x 800 mm in a suitable shower room together with adequate drying and changing space where practicable shall be provided not more than one floor distant from any user on a ratio of one bath or shower to five persons. A two course tiled splashback to the bath is to be provided. The bath/shower room shall be accessible at all times.

Any shower cubicles provided should have fully tiled walls or be complete self standing cubicles. The hot and cold water supplies shall be adequate, constant and available at all times.

Amenities intended to be shared by two or more households are to be accessible from a common area.

The walls and floor of any bathroom or shower room should be reasonably smooth and non absorbent and capable of being readily cleansed.

- Artificial lighting must be provided

- Natural or mechanical extract ventilation; the latter is desirable even if natural ventilation is present and is essential for shared facilities

- Bathrooms must be provided with an adequate fixed space-heating appliance

- Privacy door locks must be provided