A house to HMO conversion turns a single-family home into a house in multiple occupation: a shared home for unrelated people with private bedrooms and shared kitchen or bathroom space. In Felling, a town of about 34,000 people in Tyne and Wear, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Tyne and Wear, England
- Postcodes
- NE8, NE10 and NE82
- Location
- 2 miles south-east of Newcastle upon Tyne
- Pricing region
- North East
What does house to HMO conversion in Felling involve?
- New stud walls, door openings and room splits
- Decoration, flooring and a handover pack for licensing
- A communal kitchen sized for the number of sharers
- Extra bathrooms, shower rooms or ensuites
- Fire doors, fire-rated linings and an interlinked fire alarm
Which rules apply in Felling?
Here is what usually applies to a Felling job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- Licensed HMOs must meet national minimum bedroom sizes: 6.51 m² for one person aged 10 or over, 10.22 m² for two, and 4.64 m² for a child under 10.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- 7 or more sharers is a sui generis large HMO and normally needs planning permission.
How much does house to HMO conversion cost in Felling?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £27,600 – £69,000 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,200 – £6,000 | letting room |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £3,700 – £9,200 | ensuite |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,350 – £16,550 | kitchen |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £740 – £1,850 | house |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Felling can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Most jobs of this kind take 6–14 weeks. If a council deadline applies in Felling, tell us at the first call so the programme is built around it.
When do Felling landlords need it?
Typical reasons for this work in Felling:
- You have bought, or are buying, a house to let to sharers
- A council has said an existing shared house needs works before a licence
Questions about house to HMO conversion in Felling
Can you work to a council’s HMO standards document?
Yes. Councils publish their own amenity and space standards. We read the one for your address and work to it, including kitchen and bathroom ratios.
Which postcodes in Felling do you work in?
All of them, including NE8, NE10 and NE82, and the surrounding parts of Tyne and Wear.
Where do I check the HMO rules for an address in Felling?
With the local council for the address. 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 house to HMO conversion cost in Felling?
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.
House to HMO conversion near Felling
- Gateshead · 1 mi
- Newcastle upon Tyne · 2 mi
- Hebburn · 3 mi
- Wallsend · 3 mi
- Gosforth · 4 mi
- Jarrow · 4 mi
- All of Tyne and Wear
Other HMO services in Felling
- Small HMO conversions (3–6 sharers) in Felling
- Large HMO conversions (7+ sharers) in Felling
- HMO fire safety upgrades in Felling
- Ensuite installation in Felling
- Communal kitchen refits in Felling
- Layout changes and room reconfiguration in Felling
- Loft conversions for extra rooms in Felling
- Escape routes, emergency lighting and fire stopping in Felling