What is an HMO?
A house in multiple occupation is a home shared by people who are not one household, such as unrelated sharers who each have a bedroom and share a kitchen or bathroom. The exact legal definition and licensing thresholds differ between England, Wales, Scotland and Northern Ireland.
What does HMO refurbishment include?
Anything from a single fire door or bathroom to a full strip-out: fire detection and fire doors, kitchens and bathrooms sized for the number of sharers, electrics, damp repairs, decoration, and the certificates a council asks for.
Do you work outside England?
Yes. We carry out HMO works in England, Wales, Scotland and Northern Ireland, and we price against the rules for each nation and the council’s own standards.
Can you price a council schedule of works?
Yes. Send us the council’s letter, licence conditions or notice and we will price each item separately and give you evidence of completion.
Do you guarantee the council will grant a licence?
No contractor can: the licence decision is the council’s. We build to the council’s written standards and give you the paperwork an inspection asks for.
How do you price?
After a free site visit we send an itemised written quote. Once the scope and specification are agreed, the price is fixed in writing. Our guide prices page shows typical UK ranges.
Do you manage or let HMOs?
No. We are a works contractor: conversions, refurbishments and compliance works. We do not let, manage or source properties, and we do not give legal or investment advice.
Who carries out the work?
Our site teams and trusted trades working under our management. Gas work is done by Gas Safe registered engineers, as the law requires, and electrical work by qualified electricians who certify it. You have one contract and one point of contact.
Do you provide certificates?
Yes: electrical installation or minor works certificates, fire alarm commissioning certificates, and building control completion where the work needs it, plus photos and drawings.
Can you work with tenants in the house?
Often, for smaller jobs, with the escape route and fire alarm kept working. Bigger works are faster and safer in an empty house.
Do you need the fire risk assessment?
It helps a lot. We price the works it recommends. If you do not have one, we can recommend getting one before the scope is finalised.
Is VAT included in your guide prices?
Guide ranges are rounded budgets for planning; some source guides include VAT and some do not say. Your written quote shows VAT separately.
How quickly can you start?
Usually within a few weeks of the quote being accepted, depending on materials and approvals. Tell us about council deadlines at the first call.
What areas do you cover?
All of the UK. See our areas page for every county and council area, with local rules and guide prices.