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. Landlords in Houghton-Le-Spring (DH4 and DH5) usually come to us with a council letter, a fire risk assessment or a house they have just bought. We price from whichever you have.
- Area
- Tyne and Wear, England
- Postcodes
- DH4 and DH5
- Location
- 11 miles south-east of Newcastle upon Tyne
- Pricing region
- North East
What does full HMO refurbishment in Houghton-Le-Spring involve?
- Fire doors, detection and escape route upgrades
- Condition survey and schedule of works
- Heating and hot water upgrades
- New or refitted kitchens and bathrooms
- Decoration, flooring and furniture-ready rooms
Which rules apply in Houghton-Le-Spring?
The rules below are the England-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Houghton-Le-Spring before we price.
- 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.
- BS 7671, the wiring standard, calls for arc fault detection devices in HMOs on new socket circuits, such as rewires and consumer unit changes.
How much does full HMO refurbishment cost in Houghton-Le-Spring?
| 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 |
These are typical ranges including VAT, adjusted for North East, where costs run below the UK average. The fixed price for a house in Houghton-Le-Spring follows a site visit.
How long does it take?
Most jobs of this kind take 4–12 weeks. If a council deadline applies in Houghton-Le-Spring, tell us at the first call so the programme is built around it.
When do Houghton-Le-Spring landlords need it?
Landlords in Houghton-Le-Spring most often ask us for this 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 Houghton-Le-Spring
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 cover all of Houghton-Le-Spring?
Yes. We work across Houghton-Le-Spring and the DH4 and DH5 postcode areas, plus the rest of Tyne and Wear. Nearby places we also cover include Chester-le-Street, Washington, Seaham.
Where do I check the HMO rules for an address in Houghton-Le-Spring?
With the local council for the address. 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 Houghton-Le-Spring?
Our guide ranges for North East 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 Houghton-Le-Spring
- Chester-le-Street · 5 mi
- Washington · 5 mi
- Seaham · 5 mi
- Sunderland · 6 mi
- Durham · 6 mi
- Peterlee · 8 mi
- All of Tyne and Wear
Other HMO services in Houghton-Le-Spring
- Void and between-tenancy refurbs in Houghton-Le-Spring
- HMO fire safety upgrades in Houghton-Le-Spring
- Rewires and EICR remedials in Houghton-Le-Spring
- Communal kitchen refits in Houghton-Le-Spring
- Shared bathroom and shower room refits in Houghton-Le-Spring
- Damp, mould and HHSRS repairs in Houghton-Le-Spring
- Ensuite installation in Houghton-Le-Spring
- Sound insulation in Houghton-Le-Spring