Key takeaways
- There is no law that says an HMO must be furnished – but almost all are, because tenants rent rooms as individuals.
- Any upholstered furniture you supply must meet the UK furniture fire safety regulations and keep its permanent label.
- Licensed HMOs in England have minimum bedroom sizes (6.51m² for one adult), so plan furniture around the floor space.
- Councils set their own amenity standards for kitchens and bathrooms – always check your local council's HMO guidance.
Is furniture a legal requirement in an HMO?
No law says a house in multiple occupation has to be furnished. In practice, though, nearly every HMO is let furnished. Your tenants are individuals renting a single room – students, young professionals, contractors – and very few of them own a bed, wardrobe and sofa to bring with them. An unfurnished HMO room is far harder to let.
What the law does cover is the furniture you choose to provide and the facilities in the house:
- Fire safety of furniture – sofas, mattresses, headboards and other upholstered items must meet the Furniture and Furnishings (Fire) (Safety) Regulations. See our furniture fire safety guide.
- Room sizes – licensed HMOs in England must meet minimum bedroom sizes (below).
- Amenities – your council's HMO standards set out kitchen, bathroom and storage requirements for the number of people living there.
Minimum HMO room sizes
Since October 2018, mandatory HMO licences in England include minimum sizes for rooms used for sleeping:
| Who sleeps in the room | Minimum floor area |
|---|---|
| One person over 10 years old | 6.51m² |
| Two people over 10 years old | 10.22m² |
| One child under 10 | 4.64m² |
| Any room under 4.64m² | Cannot be used as sleeping accommodation |
Many councils set larger sizes in their own standards, especially where the bedroom is the tenant's only private living space. Measure every room before you order – a room that only just passes the minimum needs space-saving furniture, not a full-size suite.
HMO bedroom furniture checklist
The bedroom is the tenant's own space and the room they judge your property on. A well-furnished HMO bedroom usually includes:
- A double bed – a 4ft small double or 4ft 6in double is now the norm in most HMO markets. Single beds make a room noticeably harder to let to professionals.
- A good mattress – a semi-orthopaedic or orthopaedic mattress with its fire-safety label attached.
- A headboard – a small cost that makes photos look finished.
- Wardrobe – a double wardrobe, or a combi wardrobe with drawers in smaller rooms.
- Chest of drawers – or a storage bed base if floor space is tight.
- Bedside table – ideally near a socket so tenants can charge their phone.
- Desk and chair – essential for students and anyone working from home.
- Curtains or blinds, a mirror and good lighting.
Our HMO furniture packs come in four configurations so every room gets the right fit: Essential (bed, headboard, mattress, wardrobe, chest, bedside), Essential Spacesaver for smaller rooms, and Homestudy and Homestudy Spacesaver, which swap the chest for a desk and study chair.
Kitchen and dining
Kitchen requirements come from your council's HMO amenity standards and depend on how many people share. Typical requirements include enough cooking rings, ovens, sinks and worktop for the number of occupants, plus a dedicated food cupboard and fridge and freezer space for each tenant. Check your council's guidance before you plan the kitchen.
For furniture, plan on:
- A dining table with a chair for each tenant (or bar stools at a breakfast bar)
- Basic kitchenware – many landlords supply a starter kitchen and electrical pack (kettle, toaster, microwave, pans, crockery and cutlery)
- A vacuum cleaner and ironing board for the house
Communal lounge
A communal living room is not required everywhere, but it makes a house feel like a home and helps tenants stay longer. If you have one, furnish it properly:
- Enough sofa and chair seats for the people who live there
- A coffee table and a TV unit
- Hard-wearing, easy-clean fabrics – every upholstered item must carry its fire-safety label
Choosing furniture that lasts
HMO furniture works harder than furniture in a family home. Rooms turn over often, furniture gets moved, and tenants are less careful with things they don't own. Flat-pack furniture from a retail store often looks tired within a year or two. When choosing HMO furniture, look for:
- Contract-grade construction – solid fixings, thicker boards and hard-wearing finishes
- A warranty – all hard furniture in our packs carries a 3-year no-quibble warranty
- Consistency – the same range across every room makes repairs and replacements simple
- Professional installation – furniture that is assembled properly lasts longer
Frequently asked questions
Do I have to furnish an HMO?
No law requires an HMO to be furnished, but most are let furnished because tenants rent individual rooms and rarely own their own furniture. If you do supply furniture, upholstered items must meet the UK furniture fire safety regulations.
Should HMO rooms have double beds?
In most markets, yes. A 4ft or 4ft 6in double bed is now what students and young professionals expect, and rooms with single beds are usually harder to let.
What size does an HMO bedroom need to be?
For licensed HMOs in England the minimum is 6.51m² for one person over 10 and 10.22m² for two. Many councils set larger minimums, so check your local standards.
How much does it cost to furnish an HMO room?
Our complete HMO bedroom packs start from £679 + VAT per room, including delivery, assembly and installation. See our guide to the cost of furnishing an HMO for a full breakdown.
