Licence condition works are the jobs a council asks for before or after granting an HMO licence: things like extra detection, fire doors, a second bathroom, kitchen changes or repairs. Wakefield is 8 miles south of Leeds. We price licence condition and schedule-of-works there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for. Wakefield has a university population, so many shared houses are let to students on yearly tenancies, and summer is the main window for works.
- Area
- West Yorkshire, England
- Postcodes
- WF1, WF2 and WF3
- Location
- 8 miles south of Leeds
- Pricing region
- Yorkshire and the Humber
What does licence condition and schedule-of-works in Wakefield involve?
- Liaison with you before the council revisits
- Advice on items that need a specialist
- A completion letter for your licence file
- Certificates and photos for each item
- Fire safety, amenity and repair works
Which rules apply in Wakefield?
Licence condition and schedule-of-works in Wakefield 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:
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- Councils can fine up to £7,000 where a Category 1 hazard is not removed when it reasonably could have been.
How much does licence condition and schedule-of-works cost in Wakefield?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical allowance for minor amenity and repair items on a council list (our estimate) | £1,500 – £5,000 | £1,400 – £4,750 | house |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
| EICR, 5+ bedroom house | £150 – £400 | £140 – £380 | inspection |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Wakefield can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Typical time on site: Set by the council’s deadline. We agree the programme with you before starting and send photo updates as the work progresses.
If the house is let to students, we work backwards from the next tenancy start date in Wakefield.
When do Wakefield landlords need it?
We usually get the call when:
- An inspection letter or schedule of works
- An improvement notice with a deadline
Questions about licence condition and schedule-of-works in Wakefield
What if the council disagrees with the work?
We build to the written list and standards. If the council asks for more, we price the extra items separately.
How far do you travel from Wakefield?
We cover the whole of West Yorkshire and work UK-wide. For Wakefield the nearest towns on our list are Lofthouse (3 miles), Ossett (3 miles), Dewsbury (5 miles).
Does a shared house in Wakefield 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 licence condition and schedule-of-works cost in Wakefield?
Our guide ranges for Yorkshire and the Humber 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.
Licence condition and schedule-of-works near Wakefield
- Lofthouse · 3 mi
- Ossett · 3 mi
- Dewsbury · 5 mi
- Morley · 6 mi
- Batley · 6 mi
- Castleford · 6 mi
- All of West Yorkshire
Other HMO services in Wakefield
- HMO fire safety upgrades in Wakefield
- Rewires and EICR remedials in Wakefield
- Communal kitchen refits in Wakefield
- Shared bathroom and shower room refits in Wakefield
- Damp, mould and HHSRS repairs in Wakefield
- Fire doors in Wakefield
- Large HMO conversions (7+ sharers) in Wakefield
- Full HMO refurbishment in Wakefield