Free calculator / England
HMO bedroom size calculator
Check whether a rectangular bedroom meets a national minimum floor-area figure. Exclude floor area where ceiling height is below 1.5 metres, and check any higher council standard separately.
02 / Your screening result
Usable floor area
Keep your measurements and verify them with the licensing authority before relying on the result.
Next: check licensing ↗England's national HMO bedroom minimums
The Housing Act 2004 licensing conditions establish the following absolute sleeping-room floor areas. These are the licensing minima rather than recommended bedroom design sizes.
| Sleeping arrangement | National minimum |
|---|---|
| One person aged 10 or over | 6.51 m² |
| Two people aged 10 or over | 10.22 m² |
| One child under 10 | 4.64 m² |
A room smaller than 4.64 m² cannot be treated as sleeping accommodation under these minimum licensing conditions. That does not mean that any room above 4.64 m² is suitable for adult occupancy.
How to measure a sloping-ceiling room
Use the usable wall-to-wall floor area. Under the national licence conditions, do not count floor space where the floor-to-ceiling height is less than 1.5 metres. Measure the low-ceiling section separately and subtract it from the gross rectangular area.
For an L-shaped or irregular bedroom, measure component rectangles and sum the usable areas; this calculator's length × width input only covers a rectangular space. Do not count wardrobes or other areas as removed unless the relevant measuring standard requires that adjustment.
Can a council require a bigger bedroom?
Yes. The figures above are national minima; licence conditions and local amenity standards may require larger floor areas. Do not assume these figures override your council's rules. Other accommodation legislation may also apply to a property.
Does a room measuring 10.22m² permit three occupants?
No such conclusion follows from this calculator. The national figure of 10.22m² covers the specified two-person category; mixed-age households, larger groups and maximum occupancies require separate council assessment.
Primary sources and next steps
Housing Act 2004 Schedule 4 paragraph 1A — official legislation ↗. See also government guidance for local housing authorities ↗.
If you're planning an HMO, use our free licensing and Article 4 screening tool and contact the council about exact licence conditions before advertising sleeping rooms.