A small HMO is a shared house for three to six unrelated people. Landlords in Grays (RM16 and RM17) 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
- RM16 and RM17
- Location
- 20 miles east of London
- Pricing region
- East of England
What do small HMO conversions (3–6 sharers) in Grays involve?
- Second bathroom, shower room or ensuites
- Locks, door closers and thumb-turn locks on the exit route
- Electrical upgrades and certificate
- Kitchen enlarged or refitted for the number of sharers
- Decoration and durable flooring
Which rules apply in Grays?
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 Grays before we price.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- 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.
How much do small HMO conversions (3–6 sharers) cost in Grays?
| 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 |
Prices in Grays are shown with our regional adjustment for East of England (above the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
How long does it take?
Typical time on site: 4–10 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
When do Grays landlords need it?
Landlords in Grays 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 Grays
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.
How far do you travel from Grays?
We cover the whole of Essex and work UK-wide. For Grays the nearest towns on our list are South Ockendon (3 miles), Gravesend (3 miles), Dartford (5 miles).
Does a shared house in Grays 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 Grays?
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 Grays
- South Ockendon · 3 mi
- Gravesend · 3 mi
- Dartford · 5 mi
- Stanford-le-Hope · 6 mi
- Hornchurch · 7 mi
- Bexley · 8 mi
- All of Essex