Top 10 tips when designing a rooming house
Designing a rooming house is more than just fitting more rooms under one roof. It's about creating a functional, comfortable, and durable space that appeals to long-term tenants while meeting all legal and safety requirements.
Whether you're an investor, developer, or property owner in Victoria, here are the top 10 rooming house design tips to help you build smarter.
1. Use durable and low-maintenance materials
Rooming houses see higher foot traffic than standard homes, so durability is key.
Choose commercial-grade flooring like vinyl or tiles.
Use washable paints and reinforced finishes for walls.
Install solid-core doors, stainless steel fixtures, and vandal-resistant fittings.
Use quality tapwares and fittings.
Durable materials reduce ongoing maintenance and repair costs.
2. Design with the tenants’ needs in mind
Happy tenants stay longer. Design with functionality, comfort, and privacy in mind:
Add built-in wardrobes or shelving in every room.
Maximise natural light and ventilation.
Provide soundproofing and privacy between rooms.
A tenant-friendly layout keeps occupancy rates high and turnover low.
3. Get the room sizes right
Don’t fall into the trap of trying to fit more rooms with minimum floor area.
Each bedroom should at least fit a double bed, a bed side table, a study desk and sufficient space to walk around.
Larger rooms attract better-quality tenants and more rental income.
Most modern rooming houses contains private ensuite and kitchenette for each bedroom, ensuring the size and layout is funcational is key to attracting long term tenants.
4. Private ensuite in each bedroom
Tenants increasingly expect their own bathrooms in rooming houses.
Adding ensuites increases the appeal of each room.
Ensuite rooms typically command higher weekly rent and longer stays.
Go for low maintenance bathroom products, such as integrated ceramic vanity units, enclosed shower and tiled bathroom walls for ease of cleaning.
5. Design functional common areas
Common spaces should be practical and easy to maintain.
Provide a well-equipped kitchen with multiple cooktops, sinks, and cupboards.
Install multiple washing machines and dryers for larger rooming houses.
Include shared dining or lounge space for tenants to use.
Overcrowded or poorly planned common areas create conflict and complaints.
6. Minimise noise through acoustic design
Noise is one of the top tenant complaints in shared housing.
Use acoustic insulation in walls and ceilings.
Install door seals and solid doors to block sound.
Consider double stud walls for extra acoustic performance.
Quiet spaces improve tenant comfort and retention.
7. Ensure rooming house compliance
Rooming houses in Victoria must comply with the National Construction Code (NCC) and local council planning rules.
Class 1b buildings must include fire safety systems, disability access, and emergency lighting.
Check if your design meets requirements for room sizes, ventilation, and rooming house minimum standards.
Engage a building surveyor early in the process to avoid delays.
Compliance isn't optional – it’s the foundation of your investment.
8. Add secure access and safety features
Anyone living in a rooming house should feel safe and at ease.
Install smart locks or keypad entry systems.
Use CCTV cameras in entry points and common corridors (not in private areas).
Ensure proper external lighting and clearly marked fire exits.
Security features help tenants feel safe and reduce potential liability.
9. Include low-maintenance landscaping
Outdoor areas are important part of the tenant experience in a rooming house.
Use drought-tolerant plants and hard-wearing surfaces.
Provide bins, bike racks, and designated smoking areas where applicable.
Design proper stormwater drainage to protect the structure.
Regular gardening maintenance is a must.
An easy-care exterior keeps your property looking professional without the maintenance burden.
10. Future-proof the design
Make your rooming house adaptable for long-term success.
Wire for high-speed internet and smart home features.
Install solar panel and battery system to save on utilities.
Ensure layouts suit different tenant types – students, workers, retirees.
Use neutral colour palettes and timeless finishes.
Flexible design helps your investment remain attractive as tenant expectations evolve.
Conclusion: Smarter rooming house design pays off.
A well-designed rooming house is more than just a way to maximise rental income – it’s a long-term investment that performs better, attracts quality tenants, and reduces ongoing management issues.
At Artizen Homes, we handle everything in-house: site assessment, design, council approvals, building permit, construction, and handover — so you can focus on growing your portfolio with confidence.
📞 Want to learn more? Book a free strategy session with our team today.
Let’s see how you can add a rooming house to your investment property portfolio.