Trade guide
HMO and landlord furnishing guide: beds, mattresses and rules
Short answer: To furnish an HMO or let, choose a bed that fits the room (in England a licensed HMO bedroom must be at least 6.51 m² for one adult), make sure all furniture and mattresses meet the Furniture and Furnishings (Fire) (Safety) Regulations 1988 and BS 7177, and standardise a simple room pack you can reorder. Flair Trade supplies beds, mattresses and bedroom furniture to landlords and letting agents with next working day delivery on in-stock lines.
Key facts
- Landlords, letting agents, HMO operators and property managers can open a trade account.
- No minimum order for direct delivery or collection.
- In-stock lines ordered before 12pm: next working day to most UK mainland postcodes.
- Room packs can be quoted once and reordered for each property.
Minimum bedroom sizes (England)
For HMOs that need a mandatory licence in England (five or more people forming two or more households), the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018 set minimum sizes for rooms used for sleeping:
| Occupants | Minimum floor area |
|---|---|
| One person over 10 | 6.51 m² |
| Two people over 10 | 10.22 m² |
| One child under 10 | 4.64 m² |
Rooms under 4.64 m² cannot be used as sleeping accommodation. Local councils can set higher standards, and Scotland, Wales and Northern Ireland have their own rules, so check with your council.
Choosing beds for HMO rooms
- Single and small double beds suit most HMO rooms. See UK bed sizes.
- Ottoman and storage beds give tenants storage in small rooms. See ottoman beds.
- Wooden and metal frames are quick to build and easy to clean around. See bed frames.
- Divans are simple to replace. See divan beds.
- High sleepers with desks can work in studio-style rooms with enough ceiling height.
Mattresses for lets
Open coil mattresses are a sensible choice for high-turnover rooms, with pocket sprung or hybrid options for higher-spec lets. Add a waterproof protector to extend mattress life. See mattress types for trade buyers.
Fire safety and furniture
Furniture supplied as part of a let, including in an HMO, must meet the Furniture and Furnishings (Fire) (Safety) Regulations 1988. Upholstered items need a permanent label; mattresses and bed bases should meet BS 7177. HMO common areas also need a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005 (England and Wales). See fire regulations for mattresses.
Crib 5 and Source 5 fire-retardant options are available for contract use (BS 7177) on request as a quote option.
A standard room pack
A simple pack makes budgeting and replacement easier:
- Bed frame and mattress
- Wardrobe and chest of drawers (bedroom furniture)
- Bedside table
- Mattress protector and pillows
Your account manager can quote a pack once and repeat it for each room or property. request a contract quote with your room numbers.
Fast replacements between tenancies
In-stock lines ordered before 12pm are dispatched for next working day delivery to most UK mainland postcodes, straight to the property address. Collection from Liversedge is free. See HMO and landlord furniture and beds for landlords.
Frequently asked questions
What is the minimum bedroom size in an HMO?
Do landlords have to supply fire-safe furniture?
Can letting agents order for landlords?
Is there a minimum order for landlords?
Can you deliver to a rental property?
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Need prices, stock or a quote?
Trade prices and delivery charges are shown only to approved accounts or confirmed in a written quote; we do not publish them in guides. apply for a trade account, request a contract quote, or call 01924 950955 (Mon to Thu 9am to 5pm, Fri 9am to 4pm).
Flair Trade is a trading name of Flair Furniture Ltd, Old Delivery Office, Oldfield Lane, Heckmondwike, West Yorkshire WF16 0JD. Registered in England and Wales, company no. 7536751. VAT no. GB121713455.