Dining tables see a lot, dinners where the whole house eats together, frantic study sessions before exams, endless work from home zoom calls and conversations over cups of tea.
In HMOs especially, getting the right dining table for your space can develop the communal feeling, and if your tenants feel part of a group they’re more likely to stay for longer, reducing turnover (and stress).
So how do you get it right? Having a separate dining room is often a luxury property developers don’t have, so maximising the space that is available is key. We’ll guide you through the different options and help you make the right decision for your project.
Size
In buy-to-lets we usually go for how many people are in the property +2, that way they can have guests over for dinner. For a HMO, ideally the dining table should be big enough to seat everyone at the same time. But we know this might not always be possible, so go as big as you can while making sure people can still move around. We advise keeping clear about 1 meter from the edge of the table for enough space.
Shape
The shape of your table will also mostly be driven by the space you have and how many people you need to seat. Long rectangular tables will fit lots of people, but if you're worried about people bashing their hips into the corners because space it a bit tight, then curving off with an oval might be a good idea. If you don't have to cater for the last supper, and you can go with something smaller, circle tables are often a good choice.
Table Tops
There's loads of choice for table top materials, so be guided by what fits your moodboards (our moodboard guide will help you out if you don't have one).
There are some pros and cons of different materials:
Wood - Usually cheaper, durable and if you buy a rustic style, even if it does get damaged it adds to the "charm".
Stone - Marble may be more expensive but you can get other stone tops which look just as amazing, and they're sturdy but can stain if not sealed properly or regularly.
Plastics - Some good options for tulip style tables, but may feel slightly cheap. There are some made from recycled materials which is great for sustainability but can cost a bit more.
Glass - Personal preference here, but we're not big fans of glass tables at The Modern Landlord, they scratch and chip easily and theres something that feels a little bit wrong about putting a wine glass down on a glass table.
Rustic Table by Ben Simpson
Chairs
Pairing the right chairs with your table will bring the whole thing together, you want to strike the right balance between comfort, durability and cost.
Just as with the tables, there are pros and cons to chairs:
Fabric - Super comfy and you can really bring in personality. Often better for BTL or serviced accommodation where they'll get less use than in a HMO. Can be risky for spills and stains.
Wood - Really durable, often classic styles but can be a little uncomfortable so people aren't likely to be sticking around for dessert.
Hybrid - A mix of wood and fabric is usually the sweet spot as they're sturdy, and if necessary, any fabric can be reupholstered.
Plastic - Often cheaper but can look it too, easy to keep clean, not super comfy. Can be a good option if you have lots to buy, but if you only need 4-6 we'd advise investing a little more for something that will bring more luxury to the table.
Leather & Metal - Great materials, strong, durable and easy to keep clean. We don't know why but whenever we see these chairs they scream "bachelor pad", so be careful how you go with these if that's not the vibe you're after.
Built-ins
If you can't find the space for dining table and all the chairs, then a built in bench seat is a great option. These work especially well in HMOs because you can push tables closer to the walls or tuck round tables in a corner, create extra storage, squeeze an extra person in more easily than chairs and you can install sockets in the base for easy access when people are working from home. So many wins!
Breakfast Bars
Really really pushed for space? Can't fit a table in anywhere? Maybe a breakfast bar is the right option for you. You can extend worktops by just enough to tuck your knees under and create a place to eat and work without using up too much footprint.
Now you know how to pick the perfect dining set, go forth and shop! We love to see what you do so please share your amazing dining rooms/breakfast bars/built-in benches with us on instagram!
