Key takeaways
- Communal areas are the first thing viewers see – and a big reason good tenants stay or leave.
- Aim for close to one seat per tenant in the lounge, and room for most of the house to eat together.
- Councils set kitchen and storage standards for the number of tenants – check yours before you plan.
- Choose hard-wearing, easy-clean furniture with fire-safety labels on everything upholstered.
Why communal areas matter
Tenants rent an HMO room for the bedroom, but they decide whether to stay because of the shared spaces. A cramped kitchen, a lounge with two worn-out chairs or a hallway full of post makes a house feel like a stopgap. A clean, well-furnished shared space makes it feel like a home – and tenants who feel at home stay longer, which means fewer voids and less time spent re-letting rooms.
Communal areas also sell rooms. Viewers walk through the hallway, lounge and kitchen before they see their room, and your listing photos almost always lead with the living space.
They can matter for licensing too. Many councils accept smaller bedrooms where the house has a good-sized shared living room, and require bigger bedrooms where it doesn't. Check your council's HMO standards before turning a lounge into another bedroom.
The shared lounge
Seating
Aim for close to one seat per tenant. In a five-bed HMO, a three-seater sofa and two armchairs gives everyone somewhere to sit on a busy evening. In bigger houses, a corner sofa uses space well and seats more people for the floor area.
- Fabric or faux leather? Faux leather wipes clean and suits high-turnover houses; a durable woven fabric feels warmer and more homely. Both work if they're made for rental use.
- Fire safety – every sofa, armchair and cushion must carry its permanent fire-safety label. See our fire safety guide.
- Prices – our sofas start from £369 + VAT for an Oslo two-seater and £459 + VAT for a three-seater, with accent chairs from £249 + VAT.
Tables and storage
- A coffee table (from £119 + VAT) – choose one with a shelf for remotes and magazines
- A TV unit (from £119 + VAT) – even if tenants watch in their rooms, a TV makes the lounge a place people use
- A rug, a floor lamp and some artwork – inexpensive touches that make photos look finished
Dining space
Tenants rarely all eat at the same time, but they do like somewhere to sit that isn't their bed. Room for most of the house to eat together is a good target.
- Dining table and chairs – a 120cm rectangular table seats four comfortably. Our dining tables start from £149 + VAT and dining chairs from £59 + VAT each.
- Breakfast bar – where the kitchen is long and narrow, a breakfast bar with bar stools (from £74 + VAT) uses wall space instead of floor space.
- Wipe-clean surfaces – avoid fabric dining chairs in a shared kitchen; faux leather or wood is far easier to keep clean.
The shared kitchen
Kitchen facilities in an HMO are set by your council's amenity standards and depend on the number of tenants. Typical standards cover the number of cooking rings and ovens, sinks, worktop length, sockets and fridge-freezer space per person. Always check your own council's guidance before planning the kitchen.
For furnishing, the things that make the biggest difference day to day are:
- A food cupboard for each tenant – lockable if possible. Arguments over food are one of the most common HMO complaints.
- Fridge and freezer space for each tenant, ideally with a shelf each
- Kitchen essentials – kettle, toaster, microwave, pans, crockery, cutlery and cleaning kit. Our kitchen and electrical pack covers the basics in one delivery.
Hallways and landings
The hallway is the first thing a viewer sees. Keep it clear – it's usually your fire escape route – but a few pieces help:
- A slim console table (from £159 + VAT) for post and keys
- A mirror to make a narrow hall feel bigger
- Wall hooks for coats, so they don't end up on the stairs
Worked example: a five-bed HMO lounge and dining area
| Item | Price |
|---|---|
| Oslo three-seater sofa | £459 + VAT |
| 2 × Classic accent chairs at £249 | £498 + VAT |
| Coffee table | £119 + VAT |
| TV unit | £119 + VAT |
| Belgium rectangle dining table (120 × 80cm) | £199 + VAT |
| 4 × Belgium dining chairs at £59 | £236 + VAT |
| Total | £1,630 + VAT |
That gives five lounge seats and four at the table. Prices correct at October 2026; we'll confirm everything in your quote, and we can add the kitchen pack, rugs, lamps and artwork to finish the space.
Tips for shared spaces that last
- Go neutral, add colour with accessories – grey, oak and white furniture suits most tenants; cushions, rugs and art add personality and are cheap to change.
- Buy for heavy use – contract-grade furniture costs a little more than retail flat-pack and lasts far longer in a shared house.
- Keep it consistent – matching furniture across the house looks professional and makes replacements simple.
- Light it well – a floor lamp makes a big difference in evening viewings and photos.
- Agree a cleaning plan – a cleaner every week or two keeps communal areas looking the way they did in your photos.
Frequently asked questions
Does an HMO need a communal lounge?
Not always. Requirements vary by council, but many accept smaller bedrooms where there's a shared living room and require larger bedrooms where there isn't. Check your council's HMO standards.
How many sofa seats does an HMO need?
There's no fixed rule, but aiming for close to one seat per tenant means the lounge actually gets used. A three-seater sofa and two armchairs works well for a five-bed house.
How much does it cost to furnish an HMO lounge?
A five-bed lounge and dining area – three-seater sofa, two accent chairs, coffee table, TV unit, dining table and four chairs – costs from around £1,630 + VAT with us.
What's the most durable sofa for an HMO?
A sofa made for rental use with a hard-wearing fabric or wipe-clean faux leather, and a permanent fire-safety label. Avoid light-coloured fabrics in shared living rooms.
