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. North Shields is 7 miles north-east of Newcastle upon Tyne. We price full HMO refurbishment there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for.
- Area
- Tyne and Wear, England
- Postcodes
- NE29 and NE30
- Location
- 7 miles north-east of Newcastle upon Tyne
- Pricing region
- North East
What does full HMO refurbishment in North Shields involve?
- Decoration, flooring and furniture-ready rooms
- Rewire or electrical upgrades
- Fire doors, detection and escape route upgrades
- Condition survey and schedule of works
- Strip-out and making good
Which rules apply in North Shields?
Full HMO refurbishment in North Shields must satisfy national law for England, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- 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 North Shields?
| 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 North Shields follows a site visit.
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 North Shields landlords need it?
Landlords in North Shields 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 North Shields
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 far do you travel from North Shields?
We cover the whole of Tyne and Wear and work UK-wide. For North Shields the nearest towns on our list are Tynemouth (1 miles), South Shields (1 miles), Whitley Bay (2 miles).
Does a shared house in North Shields 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 North Shields?
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 North Shields
- Tynemouth · 1 mi
- South Shields · 1 mi
- Whitley Bay · 2 mi
- Jarrow · 3 mi
- Wallsend · 4 mi
- Hebburn · 4 mi
- All of Tyne and Wear
Other HMO services in North Shields
- Void and between-tenancy refurbs in North Shields
- HMO fire safety upgrades in North Shields
- Rewires and EICR remedials in North Shields
- Communal kitchen refits in North Shields
- Shared bathroom and shower room refits in North Shields
- Damp, mould and HHSRS repairs in North Shields
- Student HMO refurbishment in North Shields
- Layout changes and room reconfiguration in North Shields