Mistakes to Avoid When Planning Your HMO Layouts

If you’re investing in converting a property into a HMO, it pays to get the HMO layouts right from the start. At Aben Interiors, our experience in property investment and design means we’ve seen the layouts that work (and those that don’t). Here are some key pitfalls to avoid, plus practical guidance to help you maximise value, appeal and long‑term ease of management.

1. Trying to squeeze in too many bedrooms

On paper it sounds simple: more bedrooms = more rent. But in practice, if you over‑stretch the balance between bedrooms and communal space, you may end up with weaker demand, more voids, unhappy tenants and lower net returns.

What you should watch out for:

If bedrooms are too small and the communal areas feel squeezed, tenants may prefer to move elsewhere, reducing occupancy.
If you prioritise quantity of bedrooms at the expense of amenity, you lose competitive edge in a crowded market. As one investor expert puts it, investing in HMOs means “making sure your HMO’s are better than the average available in the market. Ideally much better.
Communal zones (kitchen, lounge, co‑working / social area) are a major part of the value proposition; especially for professional tenants who want more than just a room.

What to do instead:

Use your target tenant profile to define the right mix. Are you going for young professionals or students? Each demands different communal space and bedroom sizes.
Work with your architect/interior designer to map layouts that optimise both bedrooms and communal space. Don’t assume every spare metre has to become a bedroom.
Consider how communal spaces will feel: is there enough room for social dining, a well‑equipped kitchen, comfortable lounge, maybe co‑working space? If not, you may lose out on quality tenants who will pay a premium.
Model your financials for both scenarios: “many smaller bedrooms + small communal space” vs “fewer but larger bedrooms + generous communal space”. See which gives you stronger occupancy, rent achievable and lower management friction.

2. Not reviewing the architect’s HMO layouts / focus solely on walls

Architects do a great job most of the time, but their priorities will always be on the structure of the building as a whole and maximising this for you. What is sometimes missed therefore is the internal layouts of each room. Something that is so important for your HMO Layouts. Everything is then based on this so it pays to review them properly.

What goes wrong:

Large bedrooms are left sparse missing an opportunity to zone and create multiple spaces within the rooms.
M&E drawings may proceed before the internal layout is finalised, causing disruption or cost overruns when changes are required. Architectural walls may be okay, but the room layouts and joinery, services, sockets, lighting, ventilation may not be properly integrated.
Poor internal circulation can reduce the “liveability” of the HMO and increase void periods.

What to do instead:

When your architect issues the floor plan, review every room with the perspective of a tenant: walk through, imagine furniture, imagine usage at 8am when tenants are in kitchen, or 10pm when working from home.
Check communal zones: is the kitchen accessible, is the lounge comfortable, is there a co‑working area? Are there natural sight-lines, daylight, and good proportions?
Ask for M&E layout only after the internal layout is finalised, or at least concurrently check that services will fit without compromising finish or functionality.
Keep in mind compliance: minimum room sizes, fire escape routes, corridor widths etc. If the architect layout ignores these, you could end up with redesigns or planning issues.

3. Communal spaces feeling clinical / lacking personality

Your communal areas are often your differentiator. If you design them well, you can attract high‑quality tenants, charge a premium, and reduce voids. If they feel cheap, clinical or purely functional, you risk being just another standard HMO in a market saturated with options.

What to avoid:

Bar stools lined up against walls facing blank surfaces. It gives a “canteen” or “student hall” vibe, rather than a premium, sociable space.
Kitchens or lounges that are too small, poorly furnished, lacking natural light or comfortable seating.
Neglecting co‑working or study space when your target tenant base is young professionals or hybrid workers.
Skimping on materials, lighting, soft furnishings and ambience. When your communal space feels low‑budget, tenants will compare and move out.

What to invest in:

A well‑appointed kitchen: good worktop space, appliances, good lighting, storage. A place where tenants want to spend time, not just “use the cooker”. Your amenities should be well above the Councils standards!
A social dining space: a communal dining table or breakfast bar (but not facing a blank wall!) where tenants feel part of a shared environment. This is especially important to create that co-living feel.
Use design touches that convey quality and longevity: durable materials, neutral and welcoming palette, comfortable furnishings. At Aben Interiors we emphasise quality, longevity and trust in our design approach. Your communal areas should reflect those values.

4. Tiny en‑suites or inadequate bathrooms

For HMOs with en‑suite bedrooms, one of the most common mistakes is making the en‑suites too small, too cheap, or too cramped. In effect, you may save cost, but you risk lower rent, longer voids and dissatisfied tenants.

Key issues:

En‑suites that are barely big enough to fit a shower, toilet and basin may feel claustrophobic, especially for professionals used to better standards.
Shower size matters. A cramped shower limits comfort, and may degrade over time through wear and tear or tenant complaints.
Poor ventilation, cheap materials and small footprints in en‑suites lead to maintenance issues and tenant dissatisfaction.

What you should aim for:

Fit the largest en‑suite you can reasonably achieve without compromising communal space and bedroom size. Balance is key.
Prioritise good quality finishes: decent shower (walk‑in where possible), adequate glass partition, good lighting, ventilation, perhaps a storage shelf or niche.
Ensure the bedroom + en‑suite package feels like a “room worth staying in”. Tenants will pay for comfort, privacy and quality.

Our Key Takeaways for your HMO Layouts

When you’re planning your next HMO layout, whether a full conversion or a refurbishment of an existing property, keep these big themes in mind:

Balance is everything: More bedrooms may look like more income, but if communal and service spaces suffer, your occupancy and rent premium may drop.
Don’t assume “architect = done”: Review internal layouts thoughtfully, consider tenant experience, services integration, and make sure your design supports the premium you want to charge.
Make communal spaces count: These are key differentiators. Invest in them so your property stands out and attracts quality tenants who stay longer.
Bedrooms + en‑suites must deliver: Don’t compromise too heavily on size or finish in en‑suites or bedrooms. A cramped, dated room will impact rent and void periods.
Compliance cannot be ignored: Minimum sizes, planning permission, licensing standards;  fail to get these right and you may face delays, costs or refusals.

By avoiding the classic mistakes above, you’ll set your HMO project on a stronger footing. You’ll create a property that performs, attracts the right tenants, commands the right rent, and stands the test of time.

Ready to go further?

If you’re at the planning stage of your HMO conversion or refurbishment, it’s a great time to get expert support. At Aben Interiors we combine our property‑investment experience + interior design skills to help you plan layouts, design high‑performing communal areas, choose the right finishes, and maximise ROI.

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Let’s help you design an HMO layout that works as an investment and as a home for your tenants.