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. Landlords in Barnet (EN5) 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
- Greater London, England
- Postcodes
- EN5
- Location
- 10 miles north of London
- Pricing region
- London
What does full HMO refurbishment in Barnet involve?
- Strip-out and making good
- Condition survey and schedule of works
- Rewire or electrical upgrades
- Fire doors, detection and escape route upgrades
- New or refitted kitchens and bathrooms
Which rules apply in Barnet?
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 Barnet before we price.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- 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 Barnet?
| 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 |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Barnet can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Most jobs of this kind take 4–12 weeks. If a council deadline applies in Barnet, tell us at the first call so the programme is built around it.
When do Barnet landlords need it?
Typical reasons for this work in Barnet:
- A house that has been let hard for years
- You have bought an existing HMO that needs work
Questions about full HMO refurbishment in Barnet
Do you provide certificates at the end?
Yes: electrical and fire alarm certificates, and building control completion where it applies.
Do you cover all of Barnet?
Yes. We work across Barnet and the EN5 postcode areas, plus the rest of Greater London. Nearby places we also cover include Hadley Wood, Potters Bar, Borehamwood.
Where do I check the HMO rules for an address in Barnet?
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 full HMO refurbishment cost in Barnet?
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 Barnet
- Hadley Wood · 2 mi
- Potters Bar · 3 mi
- Borehamwood · 3 mi
- Finchley · 3 mi
- Muswell Hill · 5 mi
- Enfield Town · 5 mi
- All of Greater London