In short: national rules in England require adequate bathrooms, WCs and suitably located kitchens; councils set the numbers. Reading, for example, asks for a bathroom plus a separate WC at 5 sharers, two bathrooms from 6, and one cooker per 3 people.
England: national rules
The regulations ask for an adequate number of bathrooms, toilets and wash-hand basins, and kitchens suitably located with adequate sinks, cooking, storage, fridges and refuse facilities. They do not set ratios.
Council example: Reading
- Bathrooms and WCs: 1–4 people, one bathroom and WC; 5 people, a bathroom plus a separate WC with basin; 6–10, two bathrooms and two WCs.
- Kitchens: at least 7 m², one sink per 6 people, one cooker per 3, one fridge per 3, worktop and sockets per 6.
Scotland example: East Lothian
One WC and wash-basin per 5 people, and one bath or shower per 5.
Designing to the ratio
- A second kitchen can be cheaper than enlarging one.
- Ensuites reduce pressure on shared bathrooms but must leave the bedroom big enough.
- Separate WCs can meet a ratio at lower cost than a full bathroom.
Questions
Can a shower replace a bath?
Usually, yes. Most councils accept a shower.
Do ensuites count towards the bathroom ratio?
Councils often count them for the room they serve. Check your council’s standard.
How far can a kitchen be from a bedroom?
Some councils set a limit; Reading normally expects the kitchen within two floors of occupiers.
Checked 31 October 2026. General information for landlords planning works, not legal advice. Check the council’s pages for the exact address.