Full HMO refurbishment across Northumberland

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. We carry this out across Northumberland, priced against the HMO rules for England and the council’s own standards.

Nation: England
Pricing region: North East
Postcode areas: NE, TD, DH, CA
Main towns: Blyth, Cramlington, Ashington

What does full HMO refurbishment in Northumberland involve?

Rewire or electrical upgrades
Strip-out and making good
New or refitted kitchens and bathrooms
Heating and hot water upgrades
Damp and mould repairs
Condition survey and schedule of works

Which rules apply in Northumberland?

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.
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.
BS 7671, the wiring standard, calls for arc fault detection devices in HMOs on new socket circuits, such as rewires and consumer unit changes.
Councils can fine up to £7,000 where a Category 1 hazard is not removed when it reasonably could have been.

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 Northumberland?

Regional adjustment for North East. 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	£3,700 – £8,300	letting room
Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges)	£8,000 – £18,000	£7,350 – £16,550	kitchen
Shared bathroom refit	£5,500 – £9,000	£5,050 – £8,300	bathroom
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£740 – £1,850	house
Full rewire, 4–5 bedroom house	£6,000 – £12,000	£5,500 – £11,050	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 Northumberland

Questions about full HMO refurbishment in Northumberland

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.

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 carry out full HMO refurbishment across Northumberland?

Yes, across the whole of Northumberland, including Blyth, Cramlington, Ashington.

Who licenses HMOs in Northumberland?

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