In short: we carry out HMO conversions, refurbishments, fire safety and licence works across Bedfordshire, priced against the rules for England and the council’s own standards.
- Nation
- England
- Region for pricing
- East of England
- Postcode areas
- MK, LU, SG, NN
- Towns on our list
- 6
What HMO rules apply in Bedfordshire?
- Mandatory licence for 5 or more people in 2 or more households; councils can add additional licensing for smaller HMOs.
- Planning: 3–6 sharers is use class C4, usually permitted development from a family house unless an Article 4 direction applies; 7 or more normally needs permission.
- Licensed HMOs must meet national minimum bedroom sizes: 6.51 m² for one person aged 10 or over, 10.22 m² for two.
- Electrical inspection at least every 5 years, with remedial work within 28 days.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (not gas cookers).
Towns we cover in Bedfordshire
HMO services in Bedfordshire
HMO conversions
- House to HMO conversion in Bedfordshire
- Small HMO conversions (3–6 sharers) in Bedfordshire
- Large HMO conversions (7+ sharers) in Bedfordshire
- Commercial and above-shop to HMO in Bedfordshire
HMO refurbishment
- Full HMO refurbishment in Bedfordshire
- Void and between-tenancy refurbs in Bedfordshire
- Bedroom upgrades and room refits in Bedfordshire
- Student HMO refurbishment in Bedfordshire
- Professional and co-living HMO refurbs in Bedfordshire
Kitchens and bathrooms
- Ensuite installation in Bedfordshire
- Communal kitchen refits in Bedfordshire
- Shared bathroom and shower room refits in Bedfordshire
Fire safety works
- HMO fire safety upgrades in Bedfordshire
- Fire alarm and detection systems in Bedfordshire
- Fire doors in Bedfordshire
- Escape routes, emergency lighting and fire stopping in Bedfordshire
Licence and compliance works
- Licence condition and schedule-of-works in Bedfordshire
- Rewires and EICR remedials in Bedfordshire
- Sound insulation in Bedfordshire
- EPC and energy upgrades in Bedfordshire
- Damp, mould and HHSRS repairs in Bedfordshire
Extra rooms and layouts
- Loft conversions for extra rooms in Bedfordshire
- Extensions for extra rooms in Bedfordshire
- Layout changes and room reconfiguration in Bedfordshire
Guide prices in Bedfordshire
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,700 – £6,900 | letting room |
| Full refurbishment per letting room, with a share of communal areas (excludes kitchens, bathrooms and fire systems; our estimate) | £4,000 – £9,000 | £4,250 – £9,550 | letting room |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £4,250 – £10,600 | ensuite |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £8,500 – £19,100 | kitchen |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £850 – £2,100 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £320 – £640 | door |
Questions
Do you carry out HMO works in Bedfordshire?
Yes. We cover the whole of Bedfordshire, including Luton, Bedford, Dunstable, Leighton Buzzard.
Who licenses HMOs in Bedfordshire?
HMOs in Bedfordshire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.
Is HMO work more expensive in Bedfordshire?
Our guide prices for Bedfordshire use the East of England adjustment of +6% against the UK average. Your fixed price follows a site visit.