A large HMO is a shared house for seven or more people. In Broadstairs, a town of about 23,000 people in Kent, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Kent, England
- Postcodes
- CT10 and CT11
- Pricing region
- South East
What do large HMO conversions (7+ sharers) in Broadstairs involve?
- Feasibility review and measured survey
- Fire alarm and detection system sized for the building
- Planning and building control drawings, coordinated with your designer
- Protected stair and landing with fire doors and fire stopping
- Second kitchen or extra kitchen capacity
Which rules apply in Broadstairs?
Large HMO conversions (7+ sharers) in Broadstairs 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.
- Floor area under a ceiling lower than 1.5 m does not count towards the room size, and many councils set larger sizes.
- 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 do large HMO conversions (7+ sharers) cost in Broadstairs?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,900 – £7,300 | letting room |
| Panel alarm system (Grade A type), larger HMO | £1,750 – £4,500 | £1,950 – £5,050 | house |
| Protected route upgrades: fire-resisting linings, fire stopping, lighting (three-storey house, our estimate) | £2,000 – £6,000 | £2,250 – £6,700 | house |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £4,500 – £11,200 | ensuite |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £8,950 – £20,150 | kitchen |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Broadstairs 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 10–20 weeks. If a council deadline applies in Broadstairs, tell us at the first call so the programme is built around it.
When do Broadstairs landlords need it?
We usually get the call when:
- You have planning in place, or want to apply
- A large house, three or more storeys, or a building with lots of rooms
Questions about large HMO conversions (7+ sharers) in Broadstairs
Can you work with my architect?
Yes. We often build from an architect’s drawings, or we can recommend a designer to prepare them.
Which postcodes in Broadstairs do you work in?
All of them, including CT10 and CT11, and the surrounding parts of Kent.
Does a shared house in Broadstairs 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 do large HMO conversions (7+ sharers) cost in Broadstairs?
Our guide ranges for South 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.
Large HMO conversions (7+ sharers) near Broadstairs
- Saint Peters · 1 mi
- Ramsgate · 2 mi
- Margate · 3 mi
- Deal · 9 mi
- Herne Bay · 14 mi
- Canterbury · 17 mi
- All of Kent
Other HMO services in Broadstairs
- House to HMO conversion in Broadstairs
- Escape routes, emergency lighting and fire stopping in Broadstairs
- Fire alarm and detection systems in Broadstairs
- Sound insulation in Broadstairs
- Loft conversions for extra rooms in Broadstairs
- Extensions for extra rooms in Broadstairs
- Bedroom upgrades and room refits in Broadstairs
- Void and between-tenancy refurbs in Broadstairs