diff --git a/app/models/validations/property_validations.rb b/app/models/validations/property_validations.rb
index cd11a5162..ce7c25d2b 100644
--- a/app/models/validations/property_validations.rb
+++ b/app/models/validations/property_validations.rb
@@ -118,5 +118,9 @@ module Validations::PropertyValidations
         record.errors.add :beds, I18n.t("validations.property.unittype_gn.one_seven_bedroom_shared")
       end
     end
+
+    if record.beds.present? && record.beds > 12
+      record.errors.add :beds, I18n.t("validations.property.beds.over_max")
+    end
   end
 end
diff --git a/config/locales/en.yml b/config/locales/en.yml
index 71bebaf85..f161fabbc 100644
--- a/config/locales/en.yml
+++ b/config/locales/en.yml
@@ -68,6 +68,7 @@ en:
         one_three_bedroom_single_tenant_shared: "A shared house with less than two tenants must have 1 to 3 bedrooms"
       beds:
         negative: "Number of bedrooms has to be greater than 0"
+        over_max: "Number of bedrooms cannot be more than 12"
 
     financial:
       tshortfall:
diff --git a/spec/models/validations/property_validations_spec.rb b/spec/models/validations/property_validations_spec.rb
index fec1e61ef..661b800d6 100644
--- a/spec/models/validations/property_validations_spec.rb
+++ b/spec/models/validations/property_validations_spec.rb
@@ -137,6 +137,14 @@ RSpec.describe Validations::PropertyValidations do
         expect(record.errors["beds"]).to include(I18n.t("validations.property.beds.negative"))
       end
     end
+
+    context "when a room number higher than 12 has been entered" do
+      it "adds an error" do
+        record.beds = 13
+        property_validator.validate_shared_housing_rooms(record)
+        expect(record.errors["beds"]).to include(I18n.t("validations.property.beds.over_max"))
+      end
+    end
   end
 
   describe "#validate_la" do