Habitable space minimum size / shape?

[purple099]

In process of buying a house (namechanged as I've asked a couple of other things on about the house and don't want it to be outing)

The floorplan advertises a 'bedroom 4' but only 3 bedroom on listing.

We're considering using the additional room as an office or possible nursery room - but I've suddenly thought about any minimum habitable room limits as the survey says 'may be too small'.

What are the minimum sizes? I've found info for HMO - but anything for privately owned?

HMO (4.64 m2 for one child under the age of 10 years)

the room is an L shape and I don't know the depth of the sticky out bit

So far I've worked out:

2.90m long x 1.4m wide as a rectangle, floorspace being 4.06m

The additional width is 0.78m and depth if I were to guess is 1m so that's an additional 0.78m

Can anyone advise if that means it's compliant?

Think it is more about head height clearance and means of fire escape (staircase and windows). There are also requirements re. Floor joists and insulation. Try looking up buildings regulations for loft conversion. It may either predate br or have complied at the time.

Does it matter that much? If it can’t fit a single bed then it’s not a bedroom. For your purposes, consider it a bonus room you can use as say an office, but make sure the price you’re paying for the house is in line with 3 beds in that area. In short, don’t overpay because the agent is trying it on by calling it a 4 bed.

Here you go:

https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachmentdata/file/1012976/1605199NationallyDescribeddSpace_Standard.pdf

I have a bedroom which is 4'7 by 8'1 (it also has an area where the door opens inwards but is not usable space). We use it as an office and it has a single chair bed for when my son stays. Works perfectly. It has a normal head height and a big window which helps. Happy to send you pics if it helps you visialse.