A small HMO is a shared house for three to six unrelated people. Durham is 14 miles south of Newcastle upon Tyne. We price small HMO conversions (3–6 sharers) there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for. Durham has a university population, so many shared houses are let to students on yearly tenancies, and summer is the main window for works.
- Area
- County Durham, England
- Postcodes
- DH1
- Location
- 14 miles south of Newcastle upon Tyne
- Council
- Durham County Council
- Pricing region
- North East
What do small HMO conversions (3–6 sharers) in Durham involve?
- Decoration and durable flooring
- Kitchen enlarged or refitted for the number of sharers
- Fire doors to rooms off the escape route
- Second bathroom, shower room or ensuites
- Electrical upgrades and certificate
Which rules apply in Durham?
Here is what usually applies to a Durham job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
- 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.
Durham County Council: local HMO schemes
| Article 4 (HMO) | In force in part of the council area Directions cover Durham City and other named areas (2016-2022); extension to rest of county proposed. |
|---|---|
| Additional licensing | No scheme found |
| Selective licensing | In force in part of the council area Selective licensing in 103 designated areas 1 Apr 2022-31 Mar 2027; consultation on a replacement (87 postcodes, c.38% of PRS) closed 12 Aug 2026. |
Schemes change. Check the council’s current pages for the exact address in Durham before you buy or start work. Source: Durham County Council HMO licensing page, checked 2026-10-31.
How much do small HMO conversions (3–6 sharers) cost in Durham?
| 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 |
| Shared bathroom refit | £5,500 – £9,000 | £5,050 – £8,300 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £740 – £1,850 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £550 | door |
These are typical ranges including VAT, adjusted for North East, where costs run below the UK average. The fixed price for a house in Durham follows a site visit.
How long does it take?
Most jobs of this kind take 4–10 weeks. If a council deadline applies in Durham, tell us at the first call so the programme is built around it.
If the house is let to students, we work backwards from the next tenancy start date in Durham.
When do Durham landlords need it?
Typical reasons for this work in Durham:
- A three or four-bedroom house you want to let to sharers
- An existing small HMO needs bringing up to date
Questions about small HMO conversions (3–6 sharers) in Durham
How many bathrooms does a small HMO need?
National rules in England say amenities must be adequate for the number of sharers, and councils set the numbers: often a bathroom plus a separate WC at five people and a second bathroom from six. We work to the figure your council publishes.
Do you cover all of Durham?
Yes. We work across Durham and the DH1 postcode areas, plus the rest of County Durham. Nearby places we also cover include Chester-le-Street, Houghton-Le-Spring, Stanley.
Which council covers HMOs in Durham?
Durham is covered by Durham County Council. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much do small HMO conversions (3–6 sharers) cost in Durham?
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.
Small HMO conversions (3–6 sharers) near Durham
- Chester-le-Street · 6 mi
- Houghton-Le-Spring · 6 mi
- Stanley · 8 mi
- Washington · 9 mi
- Bishop Auckland · 9 mi
- Peterlee · 10 mi
- All of County Durham