In short: An HMO kitchen refit designs and installs a shared kitchen with enough sinks, cookers, worktop, storage and fridge space for everyone in the house. In Rutland we survey first, price each item separately and hand over the certificates and photos a council asks for.
- Nation
- England
- Pricing region
- East Midlands
- Postcode areas
- LE, PE
What do communal kitchen refits in Rutland involve?
- Heat detector and fire blanket
- Fridge and freezer space
- Lockable food storage for each sharer
- Extra sink, hob and oven where the numbers need it
- Durable worktops and flooring
- Extraction to outside
Which rules apply in Rutland?
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- 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.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
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 do communal kitchen refits cost in Rutland?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,750 – £17,450 | kitchen |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £780 – £1,950 | house |
Typical time on site: 1–2 weeks. For a figure for your house, try the guide-price tool.
Questions about communal kitchen refits in Rutland
Do HMO kitchens need a heat detector?
Kitchens normally have a heat detector rather than a smoke detector, linked to the house alarm. The exact system follows the fire risk assessment.
Can kitchens be split between floors?
Yes, and in larger houses it often helps. A second kitchen can reduce pressure on one room and helps meet the ratios.
Do you carry out communal kitchen refits across Rutland?
Yes, across the whole of Rutland.
Who licenses HMOs in Rutland?
HMOs in Rutland are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.
Other HMO services in Rutland
- Shared bathroom and shower room refits in Rutland
- Student HMO refurbishment in Rutland
- Full HMO refurbishment in Rutland
- Fire alarm and detection systems in Rutland
- Layout changes and room reconfiguration in Rutland
- House to HMO conversion in Rutland
- Damp, mould and HHSRS repairs in Rutland
- Professional and co-living HMO refurbs in Rutland