Full HMO refurbishment across Bedfordshire

In short: A full HMO refurbishment brings a tired or non-compliant shared house back up to standard in one project: strip-out, repairs, new kitchens and bathrooms, fire safety, electrics, heating, decoration and flooring. We carry this out across Bedfordshire, priced against the HMO rules for England and the council’s own standards.

Nation: England
Pricing region: East of England
Postcode areas: MK, LU, SG, NN
Main towns: Luton, Bedford, Dunstable, Leighton Buzzard, Ampthill

What does full HMO refurbishment in Bedfordshire involve?

Strip-out and making good
Damp and mould repairs
Heating and hot water upgrades
Rewire or electrical upgrades
Fire doors, detection and escape route upgrades
Condition survey and schedule of works

Which rules apply in Bedfordshire?

Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
Electrical installations must be inspected and tested at least every 5 years; remedial work is due within 28 days, or sooner if the report says so.
Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.

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 full HMO refurbishment cost in Bedfordshire?

Regional adjustment for East of England. Planning budgets: see our prices page.
Item	UK typical	Local guide	Per
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
Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges)	£8,000 – £18,000	£8,500 – £19,100	kitchen
Shared bathroom refit	£5,500 – £9,000	£5,850 – £9,550	bathroom
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£850 – £2,100	house
Full rewire, 4–5 bedroom house	£6,000 – £12,000	£6,350 – £12,700	house

Typical time on site: 4–12 weeks. For a figure for your house, try the guide-price tool.

Full HMO refurbishment by town in Bedfordshire

Questions about full HMO refurbishment in Bedfordshire

Can you refurbish an HMO while tenants live there?

Sometimes, room by room, with the escape route kept clear and the fire alarm working at all times. For heavier work it is usually quicker and safer to do it with the house empty. We plan the phasing with you.

Will you deal with the council’s list of works?

Yes. If you have a schedule of works or an improvement notice, we price against it item by item and give you evidence of completion.

Do you carry out full HMO refurbishment across Bedfordshire?

Yes, across the whole of Bedfordshire, including Luton, Bedford, Dunstable.

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.