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. In Portishead, a town of about 26,000 people in Somerset, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Somerset, England
- Postcodes
- BS20
- Location
- 8 miles west of Bristol
- Pricing region
- South West
What does full HMO refurbishment in Portishead involve?
- Fire doors, detection and escape route upgrades
- New or refitted kitchens and bathrooms
- Decoration, flooring and furniture-ready rooms
- Condition survey and schedule of works
- Heating and hot water upgrades
Which rules apply in Portishead?
Here is what usually applies to a Portishead job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- 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.
- 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 Portishead?
| 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 | £4,150 – £9,350 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £8,300 – £18,700 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,700 – £9,350 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £830 – £2,100 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £6,250 – £12,500 | house |
Prices in Portishead are shown with our regional adjustment for South West (above the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
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 Portishead landlords need it?
We usually get the call when:
- You have bought an existing HMO that needs work
- A house that has been let hard for years
Questions about full HMO refurbishment in Portishead
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.
Do you cover all of Portishead?
Yes. We work across Portishead and the BS20 postcode areas, plus the rest of Somerset. Nearby places we also cover include Nailsea, Clevedon, Bristol.
Does a shared house in Portishead 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 Portishead?
Our guide ranges for South West 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 Portishead
- Nailsea · 3 mi
- Clevedon · 5 mi
- Bristol · 8 mi
- Kingswood · 11 mi
- Mangotsfield · 11 mi
- Newport (Newport) · 12 mi
- All of Somerset
Other HMO services in Portishead
- Void and between-tenancy refurbs in Portishead
- HMO fire safety upgrades in Portishead
- Rewires and EICR remedials in Portishead
- Communal kitchen refits in Portishead
- Shared bathroom and shower room refits in Portishead
- Damp, mould and HHSRS repairs in Portishead
- Small HMO conversions (3–6 sharers) in Portishead
- Extensions for extra rooms in Portishead