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. In Dunstable, a town of around 50,000 people in Bedfordshire, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Bedfordshire, England
- Postcodes
- LU6
- Location
- 31 miles north-west of London
- Pricing region
- East of England
What does full HMO refurbishment in Dunstable involve?
- Condition survey and schedule of works
- Decoration, flooring and furniture-ready rooms
- Fire doors, detection and escape route upgrades
- Strip-out and making good
- Rewire or electrical upgrades
Which rules apply in Dunstable?
The rules below are the England-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Dunstable before we price.
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- 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.
How much does full HMO refurbishment cost in Dunstable?
| 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 |
Prices in Dunstable are shown with our regional adjustment for East of England (above the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
How long does it take?
Allow 4–12 weeks on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
When do Dunstable landlords need it?
Typical reasons for this work in Dunstable:
- A council inspection or licence renewal has listed defects
- You have bought an existing HMO that needs work
Questions about full HMO refurbishment in Dunstable
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.
Which postcodes in Dunstable do you work in?
All of them, including LU6, and the surrounding parts of Bedfordshire.
Does a shared house in Dunstable need an HMO licence?
In England, a mandatory licence is needed for 5 or more people from 2 or more households. Smaller HMOs can need a licence where the council runs additional licensing, which is common in towns with many shared houses. Check the council’s website for the address.
How much does full HMO refurbishment cost in Dunstable?
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.
Full HMO refurbishment near Dunstable
- Luton · 5 mi
- Leighton Buzzard · 6 mi
- Harpenden · 9 mi
- Berkhamsted · 9 mi
- Hemel Hempstead · 10 mi
- Ampthill · 10 mi
- All of Bedfordshire
Other HMO services in Dunstable
- Void and between-tenancy refurbs in Dunstable
- HMO fire safety upgrades in Dunstable
- Rewires and EICR remedials in Dunstable
- Communal kitchen refits in Dunstable
- Shared bathroom and shower room refits in Dunstable
- Damp, mould and HHSRS repairs in Dunstable
- Student HMO refurbishment in Dunstable
- Small HMO conversions (3–6 sharers) in Dunstable