A small HMO is a shared house for three to six unrelated people. Landlords in Brentwood (CM14) 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
- Essex, England
- Postcodes
- CM14
- Location
- 20 miles north-east of London
- Pricing region
- East of England
What do small HMO conversions (3–6 sharers) in Brentwood involve?
- Locks, door closers and thumb-turn locks on the exit route
- Room-by-room size check before any work starts
- Fire doors to rooms off the escape route
- Kitchen enlarged or refitted for the number of sharers
- Electrical upgrades and certificate
Which rules apply in Brentwood?
The rules below are the England-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Brentwood before we price.
- 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.
- 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 Brentwood?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £31,800 – £79,500 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,700 – £6,900 | letting room |
| Shared bathroom refit | £5,500 – £9,000 | £5,850 – £9,550 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £850 – £2,100 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £320 – £640 | door |
These are typical ranges including VAT, adjusted for East of England, where costs run above the UK average. The fixed price for a house in Brentwood follows a site visit.
How long does it take?
Most jobs of this kind take 4–10 weeks. If a council deadline applies in Brentwood, tell us at the first call so the programme is built around it.
When do Brentwood landlords need it?
Typical reasons for this work in Brentwood:
- 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 Brentwood
Does a small HMO need a licence?
In England a mandatory licence is needed when five or more people from two or more households share, and smaller HMOs can need one where the council runs additional licensing. Wales still applies a three-storey test, while in Scotland and Northern Ireland every HMO needs a licence. We check the address and tell you which applies before quoting.
Do you cover all of Brentwood?
Yes. We work across Brentwood and the CM14 postcode areas, plus the rest of Essex. Nearby places we also cover include Billericay, Hornchurch, Romford.
Does a shared house in Brentwood 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 small HMO conversions (3–6 sharers) cost in Brentwood?
Our guide ranges for East of England 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 Brentwood
- Billericay · 5 mi
- Hornchurch · 6 mi
- Romford · 6 mi
- Basildon · 7 mi
- Dagenham · 8 mi
- South Ockendon · 8 mi
- All of Essex