A small HMO is a shared house for three to six unrelated people. Landlords in Barnstaple (EX31 and EX32) usually come to us with a council letter, a fire risk assessment or a house they have just bought. We price from whichever you have.
- Area
- Devon, England
- Postcodes
- EX31 and EX32
- Location
- 34 miles north-west of Exeter
- Pricing region
- South West
What do small HMO conversions (3–6 sharers) in Barnstaple involve?
- Kitchen enlarged or refitted for the number of sharers
- Room-by-room size check before any work starts
- Fire doors to rooms off the escape route
- Electrical upgrades and certificate
- Decoration and durable flooring
Which rules apply in Barnstaple?
Small HMO conversions (3–6 sharers) in Barnstaple 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:
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- 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.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- 7 or more sharers is a sui generis large HMO and normally needs planning permission.
How much do small HMO conversions (3–6 sharers) cost in Barnstaple?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £31,200 – £78,000 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,650 – £6,750 | letting room |
| Shared bathroom refit | £5,500 – £9,000 | £5,700 – £9,350 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £830 – £2,100 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £310 – £620 | door |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Barnstaple 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 4–10 weeks. If a council deadline applies in Barnstaple, tell us at the first call so the programme is built around it.
When do Barnstaple landlords need it?
Landlords in Barnstaple most often ask us for this when:
- An existing small HMO needs bringing up to date
- A three or four-bedroom house you want to let to sharers
Questions about small HMO conversions (3–6 sharers) in Barnstaple
What is the smallest room I can let?
In a licensed HMO in England, a room for one person aged 10 or over must be at least 6.51 square metres, not counting floor under a ceiling lower than 1.5 metres. Councils can set larger sizes, and Wales, Scotland and Northern Ireland have their own standards. We measure every room before you commit to a layout.
Do you cover all of Barnstaple?
Yes. We work across Barnstaple and the EX31 and EX32 postcode areas, plus the rest of Devon. Nearby places we also cover include Bideford, Tiverton, Porthcawl.
Where do I check the HMO rules for an address in Barnstaple?
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 do small HMO conversions (3–6 sharers) cost in Barnstaple?
Our guide ranges for South West 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 Barnstaple
- Bideford · 8 mi
- Tiverton · 28 mi
- Porthcawl · 32 mi
- Llantwit Major · 34 mi
- Exeter · 34 mi
- Pyle · 34 mi
- All of Devon
Other HMO services in Barnstaple
- House to HMO conversion in Barnstaple
- Ensuite installation in Barnstaple
- Fire alarm and detection systems in Barnstaple
- Communal kitchen refits in Barnstaple
- Fire doors in Barnstaple
- Licence condition and schedule-of-works in Barnstaple
- Loft conversions for extra rooms in Barnstaple
- Commercial and above-shop to HMO in Barnstaple