floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 65 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Reading adopted standard (6.51/10.5 m²; Guide to amenity standards for Houses in Multiple Occupation (Reading BC, current 2026)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; kitchen 4.6 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£674/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Reading runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants