- Nation
- England
- Pricing region
- North East
- Postcode areas
- NE, SR, DH
- Main towns
- Newcastle upon Tyne, Sunderland, South Shields, Gateshead, Washington
What do large HMO conversions (7+ sharers) in Tyne and Wear involve?
- Protected stair and landing with fire doors and fire stopping
- Planning and building control drawings, coordinated with your designer
- Ensuites or extra bathrooms
- Sound insulation between rooms and floors
- Fire alarm and detection system sized for the building
- Second kitchen or extra kitchen capacity
Which rules apply in Tyne and Wear?
- 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.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- 3–6 unrelated sharers is use class C4; changing from a family house is usually permitted development unless an Article 4 direction applies.
- A conversion can be a material change of use under the building regulations, so confirm with building control before work starts.
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 large HMO conversions (7+ sharers) cost in Tyne and Wear?
| 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 | £3,200 – £6,000 | letting room |
| Panel alarm system (Grade A type), larger HMO | £1,750 – £4,500 | £1,600 – £4,150 | house |
| Protected route upgrades: fire-resisting linings, fire stopping, lighting (three-storey house, our estimate) | £2,000 – £6,000 | £1,850 – £5,500 | house |
| 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 |
Typical time on site: 10–20 weeks. For a figure for your house, try the guide-price tool.
Large HMO conversions (7+ sharers) by town in Tyne and Wear
- Newcastle upon Tyne
- Sunderland
- South Shields
- Gateshead
- Washington
- Tynemouth
- Wallsend
- Newburn
- North Shields
- Whitley Bay
- Houghton-Le-Spring
- Felling
- Jarrow
- Gosforth
- Hebburn
Questions about large HMO conversions (7+ sharers) in Tyne and Wear
Can you work with my architect?
Yes. We often build from an architect’s drawings, or we can recommend a designer to prepare them.
Does a seven-bed HMO need planning permission?
In England, normally yes: seven or more unrelated sharers is a sui generis use outside class C4. Wales and Northern Ireland require permission for new HMOs anyway, and in Scotland more than five residents falls outside the houses class. Councils also apply concentration policies, so we check the address first.
Do you carry out large HMO conversions (7+ sharers) across Tyne and Wear?
Yes, across the whole of Tyne and Wear, including Newcastle upon Tyne, Sunderland, South Shields.
Who licenses HMOs in Tyne and Wear?
HMOs in Tyne and Wear 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 Tyne and Wear
- House to HMO conversion in Tyne and Wear
- Escape routes, emergency lighting and fire stopping in Tyne and Wear
- Fire alarm and detection systems in Tyne and Wear
- Sound insulation in Tyne and Wear
- Loft conversions for extra rooms in Tyne and Wear
- Extensions for extra rooms in Tyne and Wear
- HMO fire safety upgrades in Tyne and Wear
- Ensuite installation in Tyne and Wear