Why Accurate Floorplans Matter for HMOs
A floorplan is not just a marketing tool for HMOs. It is a compliance document, a licensing requirement, and a crucial part of your planning strategy.
Licensing applications
Every HMO licence application requires a floorplan showing room dimensions, facilities, fire escape routes, and smoke detector positions. An incomplete or inaccurate plan is the most common reason for licensing delays.
Planning applications
If you are converting a property to an HMO or adding bedrooms, your planning application needs professional measured drawings showing existing and proposed layouts to the standards your council requires.
Room size compliance
Minimum room sizes are legally enforced for HMOs. A sleeping room must be at least 6.51 sqm for one person and 10.22 sqm for two. Inaccurate measurements can result in licence refusal or enforcement action.
Due diligence before purchase
Commissioning a measured survey before buying a potential HMO lets you verify room counts, check compliance feasibility, and avoid properties that cannot meet minimum size standards.
Types of HMO Floorplans and Drawings
Different purposes require different types of drawings. Understanding what you need avoids paying for unnecessary detail or submitting inadequate plans.
Measured survey
A precise measurement of every room, wall, door, and window in the property. Forms the basis for all other drawings. Conducted on-site using laser measures and recorded to scale. Costs £200–£500.
HMO licensing plan
A scaled floorplan showing room dimensions, room usage, fire detection positions, escape routes, kitchen and bathroom facilities, and number of occupants per room. Required for every licence application.
Planning drawings (existing and proposed)
Architectural drawings showing the current layout and proposed changes, to scale with elevations if needed. Required for change-of-use (C3 to C4 or sui generis) and material alteration applications.
Site plan and location plan
A block plan showing the property boundary (1:500) and an OS-based location plan (1:1250) with the site edged in red. Required for all planning applications alongside the floorplans.
Schedule of condition
A photographic record paired with floorplans documenting the property condition at a point in time. Useful before refurbishment, at tenant check-in, or as evidence for insurance claims.
Minimum Room Size Requirements for HMOs
These are the national minimum standards. Some councils impose larger minimums through their licensing conditions, so always check locally.
| Room / Use | Minimum Size |
|---|---|
| Single bedroom (1 person over 10 years) | 6.51 sqm |
| Double bedroom (2 persons over 10 years) | 10.22 sqm |
| Child's bedroom (1 person under 10 years) | 4.64 sqm |
| Kitchen (shared by up to 5 persons) | 7 sqm (council-dependent, no national min) |
| Kitchen-living room (shared by up to 5 persons) | 11.5 sqm (council-dependent) |
| Bathroom/shower room | No national minimum — must be "adequate" |
Rooms below the minimum size cannot be used as sleeping accommodation. Any room below 4.64 sqm cannot count as a room at all for licensing purposes. Ceiling height below 1.5m is excluded from floor area calculations.
Measure rooms to the inside face of the walls, not including any built-in wardrobes, en-suite bathrooms, or areas under sloping ceilings below 1.5m. Getting this wrong is the most common reason for room size disputes with councils.
What Your HMO Licensing Plan Must Include
A licensing plan that ticks every box speeds up your application and avoids requests for additional information. Include all of the following.
Full address and applicant name on the plan
Scale bar and north point (typically drawn at 1:50 or 1:100)
All room dimensions in metres (length x width and resulting area)
Room usage labels (bedroom 1, kitchen, bathroom, communal living, etc.)
Maximum occupancy per bedroom clearly marked
Positions of all smoke detectors, heat detectors, and carbon monoxide alarms
Fire escape routes marked with directional arrows
Positions of fire doors, fire extinguishers, and fire blankets
Kitchen facilities: cooker, sink, fridge, worktop, and storage per number of tenants
Bathroom facilities: bath or shower, WC, and wash hand basin positions
Window positions (to demonstrate ventilation and means of escape)
External bin storage and cycle storage locations
What HMO Floorplan Services Cost
Floorplan costs depend on the property size, complexity, and the type of drawings required. Here are typical rates.
| Service | Typical Cost |
|---|---|
| Basic measured survey (up to 6 rooms) | £200–£400 |
| Measured survey (7–12 rooms) | £350–£600 |
| HMO licensing plan (from existing survey) | £100–£250 |
| Combined survey + licensing plan | £250–£500 |
| Planning drawings (existing + proposed) | £400–£1,200 |
| Full planning package (drawings + site plan + design statement) | £800–£2,000 |
| Schedule of condition with photos | £200–£450 |
Prices vary by region and property size. London and the South East are typically 20–30% higher. Some firms offer discounts for multiple properties.
Choosing the Right Floorplan Provider
Not all floorplan services understand HMO-specific requirements. Here is what separates a good HMO floorplan provider from a generic survey company.
The most important criterion is HMO experience. A provider who regularly produces licensing plans for your local council will know exactly what the licensing team expects, which details to include, and how to present the information to avoid delays. Ask how many HMO plans they produce per month and for which councils.
Turnaround time matters when you are mid-project. A good provider can typically visit within a week and deliver final plans within 5–10 working days. If you need plans urgently for a licensing deadline, ask about express services — most firms offer them for a premium of 30–50%.
Check whether the provider uses laser measurement technology rather than tape measures. Laser measurements are more accurate (critical for room size compliance) and result in cleaner, more professional drawings. The best providers also offer digital delivery in both PDF and editable CAD formats.
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Frequently asked questions
Do I need professional floorplans for an HMO licence?
Technically, you can draw your own plans, but most councils expect scaled, professional drawings with accurate measurements. A poorly drawn plan is the most common reason for licensing delays and requests for additional information. Professional plans cost £250–£500 and save significant time.
What happens if a room is below the minimum size?
Rooms below 6.51 sqm cannot be used as sleeping accommodation for anyone over 10 years old. Rooms below 4.64 sqm cannot be used as sleeping accommodation at all. If the council discovers undersized rooms being used as bedrooms, they can impose overcrowding conditions or refuse your licence.
Can I use the same floorplan for licensing and planning?
No. Licensing plans and planning drawings serve different purposes and have different requirements. Licensing plans focus on fire safety, room sizes, and facilities. Planning drawings show existing and proposed layouts with elevations and site context. However, both can be produced from the same measured survey.
How do I measure room sizes correctly?
Measure to the inside face of the finished walls. Exclude areas under sloping ceilings below 1.5m height, built-in cupboards, and en-suite bathrooms (these are separate rooms). Measure in metres to two decimal places. A laser measure is more accurate than a tape measure for compliance purposes.
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