A small HMO is a shared house for three to six unrelated people. For a house in Folkestone 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
- Kent, England
- Postcodes
- CT19, CT20 and CT50
- Location
- 60 miles east of Brighton
- Pricing region
- South East
What do small HMO conversions (3–6 sharers) in Folkestone involve?
- Second bathroom, shower room or ensuites
- Kitchen enlarged or refitted for the number of sharers
- Decoration and durable flooring
- Fire doors to rooms off the escape route
- Locks, door closers and thumb-turn locks on the exit route
Which rules apply in Folkestone?
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 Folkestone before we price.
- 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.
- 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 Folkestone?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £33,600 – £84,000 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,900 – £7,300 | letting room |
| Shared bathroom refit | £5,500 – £9,000 | £6,150 – £10,100 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £900 – £2,250 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £340 – £670 | door |
These are typical ranges including VAT, adjusted for South East, where costs run above the UK average. The fixed price for a house in Folkestone follows a site visit.
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 Folkestone landlords need it?
Typical reasons for this work in Folkestone:
- 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 Folkestone
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.
How far do you travel from Folkestone?
We cover the whole of Kent and work UK-wide. For Folkestone the nearest towns on our list are Dover (7 miles), Ashford (Kent) (13 miles), Deal (14 miles).
Where do I check the HMO rules for an address in Folkestone?
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 Folkestone?
Our guide ranges for South 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 Folkestone
- Dover · 7 mi
- Ashford (Kent) · 13 mi
- Deal · 14 mi
- Canterbury · 14 mi
- Faversham · 20 mi
- Herne Bay · 20 mi
- All of Kent
Other HMO services in Folkestone
- House to HMO conversion in Folkestone
- Ensuite installation in Folkestone
- Fire alarm and detection systems in Folkestone
- Communal kitchen refits in Folkestone
- Fire doors in Folkestone
- Licence condition and schedule-of-works in Folkestone
- Damp, mould and HHSRS repairs in Folkestone
- Large HMO conversions (7+ sharers) in Folkestone