When setting up an HMO, a floor plan that meets regulatory requirements in your area is one of the most crucial steps.
HMO stands for House in Multiple Occupation, with these types of properties commonly being known as house or flat shares. In an HMO, unrelated individuals or households will typically have their own bedroom, but share common facilities such as a kitchen, bathroom and living area.
If you own a property that you are hoping to turn into an HMO, it is likely that you will need to apply for a licence with your local authority. An HMO floor plan is part of this application process. You might also need one if you are selling an HMO property, since this will help to attract interest and give potential buyers clear information.
Today we are taking a closer look at HMO floor plans, covering some of the aspects that landlords and property managers will need to consider.
What is an HMO Floor Plan?

An HMO floor plan is a drawing that shows the layout of a House in Multiple Occupation, with tenants typically in separate rooms or units but within a single building (or part of a building, such as a flat). It allows those involved - such as the property owner, and the local housing authority - to evaluate aspects like the compliance of the space for this purpose, health and safety, and amenities.
It is intended to ensure that a property which will house multiple people meets local authority standards for suitability, safety and comfort.
A landlord or estate agent might need to provide an HMO floor plan to their local authority as part of the process to obtain an HMO license. The local authority reviews the floor plan to confirm that the property comfortably accommodates the proposed number of tenants, helping to ensure a safe and suitable living space for everyone.
Do I need a floor plan for an HMO licence?
If you need to obtain an HMO licence (which is common if your HMO meets certain criteria, such as housing five or more people from two or more households, amongst others) then you will need a floor plan in order to apply for one.
The plan should be comprised of a scaled floor plan of each storey of the property that your application is relevant to, and show key details that align with the legal requirements for HMOs in the UK. For example, there are specific bedroom sizes that must be met (6.51 square metres for one occupant, 1.22 square metres for two occupants, or 4.64 square metres for a child under ten).
There are also other documents that form part of this process, such as various safety certificates and an Energy Performance Certificate.
What does an HMO Floor Plan need to include?
An HMO floor plan should accurately document the layout of the property, including each room and all of the communal spaces, as well as floor levels and the use of each room. The plan document should also clearly state or show:
Property details, such as the address and postcode
The boundaries between each tenant's private quarters
The communal amenities or sections of the property that are to be used as shared spaces for the tenants
The fire safety precautions, such as fire blankets, fire doors, heat and smoke detectors and fire extinguishers
The size of the bedrooms in square metres, and the number of occupants per bedroom
All doors, fire doors, windows and escape windows
What does an HMO Floor Plan look like?
While it may seem complex if you have never seen one, an HMO floor plan is fairly simple. It will appear as a drawing that shows the top-down layout of the property, like the examples below:


It is even possible for HMO floor plans to be drawn by hand, although more often nowadays they are created using floorplan software. The important thing is that it is clear and in proportion, even if it is not drawn exactly to scale. An HMO floor plan needn't look overly complex - it's purpose is simply to show the layout, room dimensions and the locations of key features and safety equipment.
How much should an HMO Floor Plan cost?
The cost of an HMO floor plan generally varies according to the size of the property and the supplier you choose. It can also vary based on your requirements, such as whether or not you will need someone to visit the property or whether you are able to supply the required information and measurements yourself for the plan to be created from.
Prices usually start in the region of £200 and rise from there to take into account site visits, larger properties, and the variation between different companies who provide the services.
At Lease Planners, our HMO floor plan service is £295+ VAT with a site visit, or £225 + VAT without a site visit, for properties up to 1000 square feet.
How long does it take to get an HMO Floor Plan?
On average, getting an HMO floor plan will usually take around one week to ten days to complete, but of course this can also depend on availability (both yours and the company creating the plan for you) for a site visit, if you need one. If you need to progress things quickly, don't worry - it is a process that can generally be completed in a short timeframe.
At Lease Planners, our HMO floor plan service takes around a week from start to finish, but can often be completed sooner. For those who are tight on time, we are also able to offer an urgent orders service which we complete the next working day following the site visit.
If you need an HMO floor plan for your property, get in touch. Our team have been providing floor planning services to the property market for many years, as well as Land Registry compliant title plans and lease plans. We are well versed in all things HMOs, so are happy to guide you through the process in order to ensure that applying for your HMO licence goes as smoothly as possible.
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