Floor Plan for HMO Licence: What Should It Include?

If you are applying for an HMO licence, one of the documents you may need to provide is a floor plan for HMO licence purposes.

An HMO floor plan gives the council a clear view of the property’s layout, room sizes, facilities and other important features. It can also help the council understand how the property is being used and assess the information provided with the licence application.

The exact requirements can vary between councils. Therefore, landlords should always check the latest requirements from the local authority responsible for their property.

What Is a Floor Plan for an HMO Licence?

A floor plan for an HMO licence is a drawing showing the layout of a house in multiple occupation.

It normally provides information such as:

Rooms and their uses
Room dimensions
Bedrooms
Kitchens
Bathrooms and toilets
Doors
Windows
Stairs
Entrances and exits
Internal and external walls
Fire safety equipment where required
Other relevant facilities

For example, Barnet Council asks applicants to provide a floor plan covering the entire premises and all levels, including room dimensions, facilities, doorways, openings, entrances, exits, stairs and room descriptions.

Croydon Council similarly asks for floor plans showing all floor levels, windows, doors, stairs, room uses and room sizes in square metres.

Why Is an HMO Floor Plan Important?

An HMO licence application contains information about how a property is occupied and managed.

The floor plan helps the council understand the physical layout of the property.

It can show:

How many rooms are available
Which rooms are bedrooms
Where shared facilities are located
The size of individual rooms
How occupants access different areas
Where doors and windows are positioned
The location of stairs
Relevant fire safety features

A clear plan can therefore make the information in an HMO application easier to understand.

What Should an HMO Licence Floor Plan Show?

There is no single floor plan format that applies identically to every council.

However, several details are commonly requested.

1. All Floors of the Property

Your plan should normally cover the complete property.

If your HMO has:

Basement
Ground floor
First floor
Second floor
Loft or other relevant levels

you should check whether each needs to be included in the application.

Barnet Council specifically asks for a simple floor plan covering the entire premises and all levels.

2. Room Names and Uses

Every room should be clearly labelled.

For example:

Bedroom 1
Bedroom 2
Bedroom 3
Shared kitchen
Living room
Bathroom
WC
Hallway
Landing

Clear labels help the council understand how each part of the property is being used.

3. Room Dimensions

Room dimensions are an important part of many HMO licence floor plans.

Depending on the council, you may need to provide measurements for bedrooms and other rooms.

Croydon Council, for example, asks applicants to provide room sizes in square metres.

When preparing the plan, make sure your measurements accurately represent the current property.

4. Kitchens and Cooking Facilities

If the property contains a shared kitchen or cooking facilities, these should be clearly identified.

Depending on the council’s requirements, the plan may need to show items such as:

Cooker
Sink
Worktops
Kitchen units
Other fixed facilities

The City of London HMO application guidance, for example, asks plans to identify kitchen features such as cookers, worktops and sinks.

5. Bathrooms and Toilets

Bathrooms, shower rooms and WCs should be clearly shown.

Where required, identify facilities such as:

Bath
Shower
Toilet
Wash basin
Ensuite facilities

Barnet Council’s guidance specifically includes shower facilities, toilets, baths and showers among the information to show on an HMO floor plan.

6. Doors and Windows

Doors and windows are another important part of the plan.

Clearly showing openings can help the council understand access and the arrangement of rooms.

Some licensing authorities also ask for information about fire doors or other fire-related features.

7. Stairs and Entrances

For properties with more than one floor, stairs should be clearly marked.

Entrances and exits should also be identifiable.

This gives the council a better understanding of how occupants move through the property.

8. Fire Safety Features

Some councils require fire safety information to be included on the HMO plan.

Depending on the local authority and property, this may include:

Smoke alarms
Heat detectors
Fire doors
Emergency lighting
Fire extinguishers
Fire blankets
Fire alarm equipment
Escape routes

Cherwell District Council, for example, explains that an HMO plan should indicate the layout, amenities and fire precautions provided.

The City of London also provides specific symbols for fire precautions and asks applicants to mark relevant equipment on the plan.

Does an HMO Floor Plan Need to Be Professionally Drawn?

Not necessarily.

The answer depends on the requirements of the council handling your application.

Some councils allow a simple sketch provided that it is clear and contains the required information.

Cherwell District Council states that a simple sketch can be used and that an architect or plan drawer can also prepare the plan.

However, other councils may provide their own format or specific instructions.

For this reason, check your council’s current guidance before deciding how to prepare the plan.

Can I Use an Existing Property Floor Plan?

You may be able to use an existing floor plan.

For example, you might already have:

An estate-agent floor plan
An architectural drawing
A previous property plan
A professionally measured floor plan

However, the plan must contain the information required for the HMO licence application.

A marketing floor plan may not include details such as fire safety equipment, room usage or other information requested by the council.

Before submitting an existing plan, compare it against your council’s HMO floor plan requirements.

For a broader explanation of licensing floor plans, read our related guide:

Council Licensing Floor Plan: What Landlords Need to Know

How to Prepare a Floor Plan for an HMO Licence

Preparing the plan does not have to be complicated if you work through the property systematically.

Step 1: Check the Council Requirements

Start by checking the HMO licensing guidance published by your local authority.

Look for specific instructions about:

Measurements
Scale
Room labels
Fire safety symbols
File format
Required information

Step 2: Draw Every Floor

Create a separate plan for each relevant level.

Clearly label each floor, such as:

Ground Floor

First Floor

Second Floor

Step 3: Add All Rooms

Label every room according to its current use.

Do not leave rooms unidentified.

Step 4: Add Measurements

Measure the rooms and add the dimensions or floor areas required by the council.

Step 5: Add Facilities

Show kitchens, bathrooms, toilets and other relevant facilities.

Step 6: Add Doors, Windows and Stairs

Make sure these features are visible and easy to understand.

Step 7: Add Fire Safety Information

If required, mark smoke alarms, heat detectors, fire doors, emergency lighting and other relevant fire safety equipment.

Step 8: Check the Finished Plan

Compare the finished plan with the actual property.

The plan should accurately represent the current layout.

What Can Cause Problems With an HMO Floor Plan?

A floor plan may cause delays if important information is missing or unclear.

Common issues include:

Missing Floors

Only showing the ground floor when the property has additional floors can leave the application incomplete.

Missing Measurements

If your council requires room dimensions, make sure they are included.

Unclear Room Usage

Rooms should be clearly identified.

Missing Facilities

Bathrooms, WCs and kitchens should be shown where required.

Incorrect Layout

If the property has been extended or altered, an old floor plan may no longer be accurate.

Missing Fire Safety Features

If your council asks for fire safety information on the plan, make sure the relevant features are marked.

HMO Floor Plan Requirements Can Vary

One of the most important things to remember is that HMO floor plan requirements can vary between councils.

For example, Barnet asks for dimensions, facilities, doorways, openings, entrances, exits, stairs, walls and room descriptions.

Camden requires floor plans showing the size, layout and usage of each room and the location of smoke alarms as part of its HMO application documentation.

Hounslow also asks applicants to upload a sketch plan of the property as part of its HMO licence application.

Therefore, do not rely on another property’s floor plan or another council’s example without checking your own local authority’s requirements.

Do You Need an EPC for an HMO?

An EPC and an HMO floor plan are different documents.

An Energy Performance Certificate provides information about the energy efficiency of a property.

An HMO floor plan describes the physical layout and features of the property for licensing purposes.

Depending on the property and circumstances, you may need both documents.

If you are preparing an HMO or rental property, you can also read our EPC Checklist for Landlords to review other EPC-related requirements.

You can also learn more about EPCs for Renting a Property in London.

Preparing Your Property for HMO Licensing

A floor plan is only one part of preparing an HMO licence application.

Depending on the council and property, you may also need documents and information relating to:

Gas safety
Electrical safety
Fire safety
Tenancy arrangements
Property management
Occupancy
Property standards

For example, Camden’s current guidance lists gas safety, electrical safety, emergency lighting and fire alarm documentation alongside HMO floor plans.

If you are also preparing EPC documentation, our EPC services can help you arrange the relevant EPC service for your property.

Where to Get an HMO Floor Plan

If you already have suitable property drawings, you may be able to adapt them to meet your council’s requirements.

If you do not have a suitable plan, you can create one yourself if your council allows it, or use a professional plan-drawing service.

EPC Rate London provides property floor plan services for landlords and property professionals.

If you also require an EPC, you can use our EPC booking service to make an enquiry.

Official HMO Licensing Guidance

Before submitting your application, check the current information published by your own council.

For example:

Barnet Council HMO Floor Plan Guidance explains what information should be included on an HMO floor plan.

Croydon Council HMO Licence Guidance lists floor plan information required for its HMO applications.

Camden Council HMO Licensing Guidance provides information about supporting documents and floor plans for HMO applications.

You can also check London City Hall’s property licensing guidance to understand the different types of property licensing schemes used across London.

HMO Floor Plan Checklist

Before submitting your floor plan, check the following:

Final Thoughts

A clear floor plan for HMO licence applications can make it easier for the council to understand the layout and facilities of your property.

The exact requirements depend on the local authority. Some councils accept a simple sketch, while others provide detailed instructions about measurements, room labels, facilities and fire safety information.

Before submitting your HMO licence application, check your council’s latest guidance and make sure the plan accurately represents the property.

If you need help preparing a professional floor plan or require an EPC for your London property, EPC Rate London can help with property services.