Full HMO refurbishment across West Midlands

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 West Midlands we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: England
Pricing region: West Midlands
Postcode areas: B, CV, DY, WS
Main towns: Birmingham, Coventry, Wolverhampton, Dudley, Walsall

What does full HMO refurbishment in West Midlands involve?

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

Which rules apply in West Midlands?

Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
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.
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.
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 West Midlands?

Regional adjustment for West Midlands. 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	£4,000 – £9,000	letting room
Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges)	£8,000 – £18,000	£8,000 – £18,000	kitchen
Shared bathroom refit	£5,500 – £9,000	£5,500 – £9,000	bathroom
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£800 – £2,000	house
Full rewire, 4–5 bedroom house	£6,000 – £12,000	£6,000 – £12,000	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 West Midlands

Questions about full HMO refurbishment in West Midlands

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 provide certificates at the end?

Yes: electrical and fire alarm certificates, and building control completion where it applies.

Do you carry out full HMO refurbishment across West Midlands?

Yes, across the whole of West Midlands, including Birmingham, Coventry, Wolverhampton.

Who licenses HMOs in West Midlands?

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