Key takeaways
- Licensed HMO bedrooms in England must be at least 6.51m² for one adult – many councils set more.
- Measure everything: doors, radiators, windows and sockets decide where furniture can go.
- A storage bed base and a combi wardrobe with drawers replace a separate chest of drawers.
- Keep the route from the bed to the door clear – it's part of your fire escape route.
Know the minimum first
In a licensed HMO in England, a bedroom for one person over 10 must be at least 6.51m² – roughly 2.55m × 2.55m. Many councils set larger minimums, and some measure only the floor space with a ceiling height of at least 1.5m, so sloping ceilings and chimney breasts can make a room smaller than you think. See our guide to HMO furniture requirements for the full table.
A 4ft small double bed takes up around 2.3m² on its own. In a 6.5m² room, that leaves about 4m² for everything else – which is why furniture choice matters so much in small rooms.
Measure before you choose
Draw a quick plan of each small room and mark:
- The door and which way it opens – nothing can go in its swing
- Radiators – don't block them with a wardrobe or bed
- Windows – a window wall is often the best spot for a desk
- Sockets and light switches – put the bedside where tenants can charge their phone
- Sloping ceilings, chimney breasts and boxed-in pipes
Send us a floor plan, photos or a short walkthrough video and we'll recommend the right furniture for each room.
Seven space-saving ideas that work
1. Choose a 4ft small double
A 4ft bed is 15cm narrower than a 4ft 6in double but still feels like a double to tenants. It's often the difference between a room that works and one that doesn't.
2. Use a storage bed base
A divan base with storage turns the space under the bed into drawer space, so you can leave out the chest of drawers altogether.
3. Pick a combi wardrobe
A two-door wardrobe with drawers underneath gives hanging space and folded storage in one footprint – another way to replace a separate chest.
4. Go tall, not wide
Tall, narrow furniture uses wall height instead of floor space. Add shelves above the desk or bed rather than another piece on the floor.
5. Fit a compact desk
Students and home workers still need a workspace. A slim space-saver desk under the window gives them one without taking over the room.
6. Keep it light
Light finishes such as white, grey and pale oak, a mirror and good lighting all make a small room feel bigger – in person and in photos.
7. Use the back of the door
Over-door hooks for coats and towels free up wardrobe space and keep the floor clear.
Our Spacesaver HMO packs
Every one of our nine HMO furniture ranges comes in two space-saving configurations, so small rooms match the rest of the house:
| Pack | What's included | Best for |
|---|---|---|
| Essential Spacesaver | 4ft or 4ft 6in storage bed base, Latchmere headboard, semi-orthopaedic mattress, two-door combi wardrobe with two drawers, two-drawer bedside | Small rooms where the storage bed and combi wardrobe replace a chest |
| Homestudy Spacesaver | As above, plus a space-saver desk and study chair | Small rooms let to students or home workers |
Room prices start from £679 + VAT, depending on the range, and include delivery, assembly and installation.
Layout tips
- Bed against the longest wall – it usually leaves the most usable floor.
- Keep a clear path from the bed to the door – it's part of the fire escape route and makes the room feel bigger.
- Wardrobe beside the door – tall furniture near the entrance makes the rest of the room feel more open.
- Desk under the window – natural light, and it uses the wall nothing else can go against.
- Price it right – a smaller room often lets fastest at a slightly lower rent, which still beats a month empty.
Frequently asked questions
What is the minimum size for an HMO bedroom?
For licensed HMOs in England, 6.51m² for one person over 10 and 10.22m² for two. Many councils set larger minimums, so check your local standards.
Can you fit a double bed in a small HMO room?
Usually, yes. A 4ft small double takes around 2.3m² and fits most rooms that meet the 6.51m² minimum, especially with a combi wardrobe and storage base instead of a separate chest.
What is a Spacesaver HMO pack?
Our Spacesaver packs use a storage bed base and a two-door combi wardrobe with drawers, so you don't need a separate chest of drawers. The Homestudy Spacesaver adds a compact desk and study chair.
How much is a space-saving HMO room pack?
Room packs start from £679 + VAT depending on the range, including delivery, assembly and installation.
