Full HMO refurbishment across Tyne and Wear

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. In Tyne and Wear we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: England
Pricing region: North East
Postcode areas: NE, SR, DH
Main towns: Newcastle upon Tyne, Sunderland, South Shields, Gateshead, Washington

What does full HMO refurbishment in Tyne and Wear involve?

Rewire or electrical upgrades
Heating and hot water upgrades
Strip-out and making good
Damp and mould repairs
Decoration, flooring and furniture-ready rooms
Condition survey and schedule of works

Which rules apply in Tyne and Wear?

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 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 Tyne and Wear?

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 Tyne and Wear

Questions about full HMO refurbishment in Tyne and Wear

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.

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 Tyne and Wear?

Yes, across the whole of Tyne and Wear, including Newcastle upon Tyne, Sunderland, South Shields.

Who licenses HMOs in Tyne and Wear?

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