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. Barnes is 6 miles south-west of London. 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
- Greater London, England
- Postcodes
- SW13
- Location
- 6 miles south-west of London
- Pricing region
- London
What does full HMO refurbishment in Barnes involve?
- Strip-out and making good
- Condition survey and schedule of works
- Fire doors, detection and escape route upgrades
- Damp and mould repairs
- Heating and hot water upgrades
Which rules apply in Barnes?
Here is what usually applies to a Barnes job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- 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.
- BS 7671, the wiring standard, calls for arc fault detection devices in HMOs on new socket circuits, such as rewires and consumer unit changes.
How much does full HMO refurbishment cost in Barnes?
| 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 | £5,100 – £11,500 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £10,250 – £23,050 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £7,050 – £11,500 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £1,000 – £2,550 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £7,700 – £15,350 | house |
These are typical ranges including VAT, adjusted for London, where costs run above the UK average. The fixed price for a house in Barnes follows a site visit.
How long does it take?
Typical time on site: 4–12 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
When do Barnes landlords need it?
We usually get the call when:
- A house that has been let hard for years
- You have bought an existing HMO that needs work
Questions about full HMO refurbishment in Barnes
Do you provide certificates at the end?
Yes: electrical and fire alarm certificates, and building control completion where it applies.
Which postcodes in Barnes do you work in?
All of them, including SW13, and the surrounding parts of Greater London.
Does a shared house in Barnes 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 Barnes?
Our guide ranges for London 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 Barnes
- Chiswick · 1 mi
- Putney · 2 mi
- Fulham · 2 mi
- Shepherds Bush · 2 mi
- Richmond · 3 mi
- Acton · 3 mi
- All of Greater London
Other HMO services in Barnes
- Void and between-tenancy refurbs in Barnes
- HMO fire safety upgrades in Barnes
- Rewires and EICR remedials in Barnes
- Communal kitchen refits in Barnes
- Shared bathroom and shower room refits in Barnes
- Damp, mould and HHSRS repairs in Barnes
- Fire alarm and detection systems in Barnes
- Layout changes and room reconfiguration in Barnes