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. Thornaby-on-Tees is 33 miles south-east of Newcastle upon Tyne. 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
- North Yorkshire, England
- Postcodes
- TS8, TS15 and TS17
- Location
- 33 miles south-east of Newcastle upon Tyne
- Pricing region
- Yorkshire and the Humber
What does full HMO refurbishment in Thornaby-on-Tees involve?
- Damp and mould repairs
- New or refitted kitchens and bathrooms
- Rewire or electrical upgrades
- Strip-out and making good
- Condition survey and schedule of works
Which rules apply in Thornaby-on-Tees?
Full HMO refurbishment in Thornaby-on-Tees 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:
- 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.
- 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.
How much does full HMO refurbishment cost in Thornaby-on-Tees?
| 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 | £3,800 – £8,550 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,200 – £8,550 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,700 – £11,400 | house |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Thornaby-on-Tees can move the figure either way, which is why we quote after seeing the house.
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 Thornaby-on-Tees landlords need it?
Landlords in Thornaby-on-Tees most often ask us for this when:
- A house that has been let hard for years
- A council inspection or licence renewal has listed defects
Questions about full HMO refurbishment in Thornaby-on-Tees
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.
Which postcodes in Thornaby-on-Tees do you work in?
All of them, including TS8, TS15 and TS17, and the surrounding parts of North Yorkshire.
Does a shared house in Thornaby-on-Tees 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 Thornaby-on-Tees?
Our guide ranges for Yorkshire and the Humber 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 Thornaby-on-Tees
- Stockton-on-Tees · 3 mi
- Billingham · 4 mi
- Middlesbrough · 4 mi
- Darlington · 10 mi
- Hartlepool · 11 mi
- Redcar · 11 mi
- All of North Yorkshire
Other HMO services in Thornaby-on-Tees
- Void and between-tenancy refurbs in Thornaby-on-Tees
- HMO fire safety upgrades in Thornaby-on-Tees
- Rewires and EICR remedials in Thornaby-on-Tees
- Communal kitchen refits in Thornaby-on-Tees
- Shared bathroom and shower room refits in Thornaby-on-Tees
- Damp, mould and HHSRS repairs in Thornaby-on-Tees
- Licence condition and schedule-of-works in Thornaby-on-Tees
- House to HMO conversion in Thornaby-on-Tees