What is the definition of a habitable lounge?

I don't know and don't quote me, but Orangeries seem to be the new in thing and I have seen some very nice ones that I would personally say are more than habitable.

Having a couple of shared houses/hmos of this type I do find that there is a better type of tenant when you have communal space and they are not taking food etc to their rooms to eat and basically using the bedroom as a a bedsit - it is far more pleasant for the tenant - I give up a bedroom and get more rent for the other rooms. Also the bedroom comes back in better condition if they are able to have another space.

The reasons they won't accept a conservatory or an orangery as a lounge is its energy inefficiency due to the roof and a lack of heating. By installing one of the new warmroofs which has to get through the LA planning process lite and installing a radiator then you may have a chance of it being classes

Classed as a lounge I meant to say.

I agree with the comments so far that lounges or large kitchen-diners that double as a social space do make for better group cohesion and a better social atmosphere in an HMO. The lounge encourages tenants to stay longer and look after the property, as they feel they are not just living in a hotel or a set of bedsits, possibly with a decomposing body or mad axeman in the next room. The lounge allows the possibility of having friends round to visit, without them having to perch on your bed, and encourages the tenants to engage in that old-fashioned activity of actually talking to one another and being friendly.

As regards a definition for a lounge, I would imagine it's just a room large enough, warm enough and accessible enough to qualify as a "habitable room" for all the tenants. Doesn't the Valuation Office have a description of what they mean by this, as part of their assessment of properties for council tax? Or just tell the Council what you plan to do, ideally with plans, and ask them to confirm in writing that this is likely to meet with their approval.

Most PVC conservatories are rubbish anyway: too hot in summer, too cold in winter. I would pay to upgrade it with a warmroof and a couple of electric panel radiators, and add a TV and any necessary electric points. If possible I would also improve the floor insulation, perhaps with electric underfloor heating on top of insulation boards. Or you could bite the bullet and knock the thing down, replacing it with a proper extension, with good floor insulation, hot water underfloor heating tied into your central heating system, and a proper insulated roof. This will genuinely improve the value of your property as well as provide an improved offering for your tenants, which may justify a higher rent and probably improve your rate of retention and ability to attract new tenants.

One final point: more and more councils are trying to get HMOs redefined for council tax, so each room is taxed separately at Band A, rather than one band for the whole house. If you look at the Valuation Office's definition of separate residential units (even with a shared kitchen and bathrooms), I think one of the factors is whether there is any social space. It could therefore really pay you to have a proper lounge, in case the day comes when Hammersmith and Fulham try to pull the Band A council tax trick on you. I know the tenant will be the ultimate payer, so you may not care less, but imagine what a band A designation for your single rooms will do to your property's attractiveness, compared with the house round the corner that *does* have a lounge and thus a single council tax?

Thanks everyone for your responses. I didn't know about the Band A re-cat on HMOs, so thanks for the tip there, Tony. Nor ha dI heard about the Valuation Office - I will look into that and report back here once I know more.