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. Kendal is 39 miles north of Preston. We price full HMO refurbishment there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for.
- Area
- Cumbria, England
- Postcodes
- LA8 and LA9
- Location
- 39 miles north of Preston
- Pricing region
- North West
What does full HMO refurbishment in Kendal involve?
- Strip-out and making good
- New or refitted kitchens and bathrooms
- Rewire or electrical upgrades
- Fire doors, detection and escape route upgrades
- Damp and mould repairs
Which rules apply in Kendal?
Full HMO refurbishment in Kendal must satisfy national law for England, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- Fire precautions follow a risk assessment; the LACORS Housing – Fire Safety guide (2008) is guidance, not law, but many councils base their standards on it.
- 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 Kendal?
| 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 | £3,850 – £8,650 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,700 – £17,300 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,300 – £8,650 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £770 – £1,900 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,750 – £11,500 | house |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Kendal can move the figure either way, which is why we quote after seeing the house.
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 Kendal landlords need it?
We usually get the call when:
- You have bought an existing HMO that needs work
- A council inspection or licence renewal has listed defects
Questions about full HMO refurbishment in Kendal
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 cover all of Kendal?
Yes. We work across Kendal and the LA8 and LA9 postcode areas, plus the rest of Cumbria. Nearby places we also cover include Morecambe, Lancaster, Barrow in Furness.
Does a shared house in Kendal 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 Kendal?
Our guide ranges for North West 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 Kendal
- Morecambe · 18 mi
- Lancaster · 19 mi
- Barrow in Furness · 24 mi
- Fleetwood · 30 mi
- Thornton-Cleveleys · 33 mi
- Fylde · 35 mi
- All of Cumbria