A commercial to HMO conversion turns space that was never a home, such as upper floors over shops or small office buildings, into shared accommodation. Landlords in Braintree (CM7 and CM77) usually come to us with a council letter, a fire risk assessment or a house they have just bought. We price from whichever you have.
- Area
- Essex, England
- Postcodes
- CM7 and CM77
- Location
- 29 miles south-east of Cambridge
- Pricing region
- East of England
What does commercial and above-shop to HMO in Braintree involve?
- Fire separation between the commercial unit and the homes above
- New electrics, heating and ventilation
- Coordination with planning and building control
- Survey of structure, services and access
- New kitchens, bathrooms and ensuites
Which rules apply in Braintree?
Here is what usually applies to a Braintree job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- 7 or more sharers is a sui generis large HMO and normally needs planning permission.
- A conversion can be a material change of use under the building regulations, so confirm with building control before work starts.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
How much does commercial and above-shop to HMO cost in Braintree?
| 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 |
| Panel alarm system (Grade A type), larger HMO | £1,750 – £4,500 | £1,850 – £4,750 | house |
| Acoustic ceiling or floor upgrade, 12–15 m² | £800 – £2,700 | £850 – £2,850 | room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £8,500 – £19,100 | kitchen |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £4,250 – £10,600 | ensuite |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Braintree can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Typical time on site: 12–24 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
When do Braintree landlords need it?
Landlords in Braintree most often ask us for this when:
- Empty upper floors above a shop you own
- A small office building with planning for residential use
Questions about commercial and above-shop to HMO in Braintree
Is building control needed?
Yes. Changing commercial space to residential use is a material change of use and needs building regulations approval.
How far do you travel from Braintree?
We cover the whole of Essex and work UK-wide. For Braintree the nearest towns on our list are Witham (7 miles), Chelmsford (10 miles), Maldon (11 miles).
Where do I check the HMO rules for an address in Braintree?
With the local council for the address. Councils in England can add additional licensing and Article 4 directions on top of the national rules. Check the council’s website for the exact address before you buy or start work.
How much does commercial and above-shop to HMO cost in Braintree?
Our guide ranges for East of England are in the table on this page, and the guide-price tool gives a figure for your house. A fixed written quote follows a free site visit.
Commercial and above-shop to HMO near Braintree
- Witham · 7 mi
- Chelmsford · 10 mi
- Maldon · 11 mi
- Sudbury · 13 mi
- Haverhill · 15 mi
- Colchester · 15 mi
- All of Essex
Other HMO services in Braintree
- Large HMO conversions (7+ sharers) in Braintree
- Escape routes, emergency lighting and fire stopping in Braintree
- Sound insulation in Braintree
- EPC and energy upgrades in Braintree
- Rewires and EICR remedials in Braintree
- Layout changes and room reconfiguration in Braintree
- Shared bathroom and shower room refits in Braintree
- Bedroom upgrades and room refits in Braintree