An HMO extension adds space to a shared house, usually a ground-floor bedroom with ensuite or a bigger communal kitchen. For a house in Derby we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately. With students as well as working sharers renting in Derby, we plan bigger jobs for the gap between academic-year tenancies where we can.
- Area
- Derbyshire, England
- Postcodes
- DE1, DE21, DE22 and DE23
- Location
- 14 miles west of Nottingham
- Council
- Derby City Council
- Pricing region
- East Midlands
What do extensions for extra rooms in Derby involve?
- Kitchen or bedroom fit-out
- Fire separation and detection extended to the new space
- Planning route check and drawings
- Foundations, structure and roof
- Building control completion
Which rules apply in Derby?
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 Derby before we price.
- 7 or more sharers is a sui generis large HMO and normally needs planning permission.
- A conversion can be a material change of use under the building regulations, so confirm with building control before work starts.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
Derby City Council: local HMO schemes
| Article 4 (HMO) | In force in part of the council area Article 4 Direction for all of Arboretum ward plus parts of Abbey, Alvaston North, Darley, Mackworth, New Zealand, Normanton, Sinfin & Osmaston within the ring road; in force 3 May 2025. |
|---|---|
| Additional licensing | No scheme found |
| Selective licensing | No scheme found |
Schemes change. Check the council’s current pages for the exact address in Derby before you buy or start work. Source: Derby City Council HMO licensing page, checked 2026-10-31.
How much do extensions for extra rooms cost in Derby?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Single-storey extension, about 15 m² | £35,000 – £60,000 | £33,950 – £58,200 | project |
| Single-storey extension per m² | £1,800 – £4,000 | £1,750 – £3,900 | m² |
These are typical ranges including VAT, adjusted for East Midlands, where costs run below the UK average. The fixed price for a house in Derby follows a site visit.
How long does it take?
Most jobs of this kind take 8–14 weeks. If a council deadline applies in Derby, tell us at the first call so the programme is built around it.
If the house is let to students, we work backwards from the next tenancy start date in Derby.
When do Derby landlords need it?
We usually get the call when:
- Adding a ground-floor room
- A kitchen too small for the number of sharers
Questions about extensions for extra rooms in Derby
Can I extend an HMO under permitted development?
Some extensions to houses are permitted development, but rules differ for HMOs and by nation and council. We check the address before design.
How far do you travel from Derby?
We cover the whole of Derbyshire and work UK-wide. For Derby the nearest towns on our list are Belper (7 miles), Ilkeston (8 miles), Heanor (8 miles).
Which council covers HMOs in Derby?
Derby is covered by Derby City Council. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much do extensions for extra rooms cost in Derby?
Our guide ranges for East Midlands 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.
Extensions for extra rooms near Derby
- Belper · 7 mi
- Ilkeston · 8 mi
- Heanor · 8 mi
- Ripley · 8 mi
- Long Eaton · 9 mi
- Burton upon Trent · 11 mi
- All of Derbyshire