Full HMO refurbishment across Northamptonshire

In short: 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. Across Northamptonshire, the work is planned around England’s HMO rules and the standards the local council publishes.

Nation: England
Pricing region: East Midlands
Postcode areas: NN, PE, OX, LE
Main towns: Northampton, Corby, Kettering, Wellingborough, Rushden

What does full HMO refurbishment in Northamptonshire involve?

Fire doors, detection and escape route upgrades
Decoration, flooring and furniture-ready rooms
Strip-out and making good
Condition survey and schedule of works
Rewire or electrical upgrades
Damp and mould repairs

Which rules apply in Northamptonshire?

Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
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.
Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.

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 Northamptonshire?

Regional adjustment for East Midlands. Planning budgets: see our prices page.
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	£3,900 – £8,750	letting room
Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges)	£8,000 – £18,000	£7,750 – £17,450	kitchen
Shared bathroom refit	£5,500 – £9,000	£5,350 – £8,750	bathroom
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£780 – £1,950	house
Full rewire, 4–5 bedroom house	£6,000 – £12,000	£5,800 – £11,650	house

Typical time on site: 4–12 weeks. For a figure for your house, try the guide-price tool.

Full HMO refurbishment by town in Northamptonshire

Questions about full HMO refurbishment in Northamptonshire

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.

How much does a full HMO refurbishment cost?

It depends on size and condition. Our guide prices page shows typical UK ranges per room and per square metre, and we give a fixed written quote after a site visit.

Do you carry out full HMO refurbishment across Northamptonshire?

Yes, across the whole of Northamptonshire, including Northampton, Corby, Kettering.

Who licenses HMOs in Northamptonshire?

HMOs in Northamptonshire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.