A small HMO is a shared house for three to six unrelated people. For a house in Eltham we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately.
- Area
- Greater London, England
- Postcodes
- SE9
- Location
- 9 miles south-east of London
- Pricing region
- London
What do small HMO conversions (3–6 sharers) in Eltham involve?
- Decoration and durable flooring
- Locks, door closers and thumb-turn locks on the exit route
- Second bathroom, shower room or ensuites
- Electrical upgrades and certificate
- Fire doors to rooms off the escape route
Which rules apply in Eltham?
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 Eltham 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.
- 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.
- 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 Eltham?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £38,400 – £96,000 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £4,500 – £8,300 | letting room |
| Shared bathroom refit | £5,500 – £9,000 | £7,050 – £11,500 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £1,000 – £2,550 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £380 – £770 | door |
These are typical ranges including VAT, adjusted for London, where costs run above the UK average. The fixed price for a house in Eltham follows a site visit.
How long does it take?
Allow 4–10 weeks on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
When do Eltham landlords need it?
We usually get the call when:
- You want a three to six sharer layout that fits the local planning rules
- An existing small HMO needs bringing up to date
Questions about small HMO conversions (3–6 sharers) in Eltham
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 Eltham?
We cover the whole of Greater London and work UK-wide. For Eltham the nearest towns on our list are Blackheath (2 miles), Welling (3 miles), Catford (3 miles).
Where do I check the HMO rules for an address in Eltham?
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 Eltham?
Our guide ranges for London 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 Eltham
- Blackheath · 2 mi
- Welling · 3 mi
- Catford · 3 mi
- Greenwich · 3 mi
- Bexley · 4 mi
- Beckenham · 4 mi
- All of Greater London