In short
HMO setup brings together the alterations, safety measures and facilities needed to prepare a shared rental property. Peachtree Maintenance helps landlords, agents and accommodation providers coordinate practical works in London and across the UK. We start with the proposed occupancy and local council requirements, rather than assuming every shared house needs the same specification.
Check licensing, room sizes and planning separately
In England, the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 introduced minimum sleeping-room sizes for licensed HMOs: 6.51 square metres for one person aged over 10 and 10.22 square metres for two people aged over 10. These cover one adult and two adults respectively. Councils may require larger rooms. Space below 1.5 metres ceiling height is excluded from the measurement.
Planning permission and HMO licensing are separate matters. A change from use class C3 to C4 can be permitted development in some circumstances, but an Article 4 direction can remove that right. C4 generally concerns small HMOs occupied by three to six unrelated individuals; larger HMOs usually fall outside that class. Check the existing lawful use, restrictions and proposed occupancy with the local planning authority before committing to alterations or a tenancy.
Design around safe, workable shared living
A room that meets a numerical minimum may still have an unsuitable layout or insufficient usable space under local standards. Consider furniture, doors, circulation, storage and ventilation together. Kitchens and bathrooms also need a practical layout, with facilities suited to the number of residents rather than simply fitting equipment wherever space remains.
Fire precautions depend on the building, layout and occupancy. Fire door specifications, escape routes, alarm coverage and any emergency lighting should follow an appropriate fire risk assessment and relevant requirements. We coordinate agreed works rather than prescribing one alarm grade or door arrangement for every HMO. Existing installations may need assessment before deciding whether repair or replacement is appropriate.
Coordinate the work and the handover
Before starting, gather council amenity standards, planning information, licence conditions if available, and existing gas and electrical records. Identify which decisions need council confirmation and which works require specialist design, testing or building control involvement. This reduces the risk of decorating rooms before essential alterations have been agreed.
Peachtree provides one point of contact for the agreed programme, access arrangements and trade coordination. At handover, keep the scope, photographs, relevant certificates and outstanding actions together. Agents can arrange monthly consolidated invoicing across agreed jobs. A completed works package supports your records, but does not replace a council licensing decision or approval from another authority.
How it works
- 01
Review the proposal
Share the address, intended resident numbers, floor plans and existing records. We identify practical constraints and matters requiring council or professional confirmation.
- 02
Agree the specification
Set out room, amenity and fire safety works against the relevant requirements. Separate confirmed work from provisional items awaiting planning or licensing clarification.
- 03
Coordinate installation
Arrange access and the agreed sequence of trades. Record progress with photographs and raise changes before proceeding with additional work.
- 04
Prepare the handover
Collect applicable certificates, completion records and remaining actions. Review the documents needed for management and licensing before residents move in.
Frequently asked questions
01Do I need planning permission to turn a house into an HMO?
It depends on the existing use, proposed occupancy and local restrictions. An Article 4 direction may mean a C3 to C4 change needs permission where it otherwise would not. Ask the local planning authority before relying on permitted development rights or starting conversion work.
02What is the minimum bedroom size for an HMO?
For licensed HMOs in England, the national minimum is 6.51 square metres for one adult and 10.22 square metres for two adults. These are not automatic approval thresholds. Local standards, occupancy conditions and the room's usable layout can require more space.
03Does every HMO need fire doors and interlinked alarms?
Appropriate fire precautions are essential, but the exact specification depends on the property and relevant requirements. Use a suitable fire risk assessment and council guidance to establish the necessary doors and alarm system. Do not assume domestic battery alarms alone are sufficient.
04How many kitchens and bathrooms does an HMO need?
There is no single number suitable for every property. Resident numbers, layout and council amenity standards affect the required provision. We use the applicable local requirements to scope improvements and identify points needing confirmation before equipment is ordered or rooms are altered.
05Can you guarantee that the council will grant a licence?
No contractor can guarantee the council's decision. We help prepare the property and coordinate agreed evidence, but licensing also considers management and other matters beyond building works. Resolve planning, ownership and application questions with the council or an appropriately qualified adviser.
Last reviewed 20 October 2026. General information, not legal advice.