A small HMO is a shared house for three to six unrelated people. For a house in Tonbridge 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
- TN9 and TN11
- Location
- 28 miles south-east of London
- Pricing region
- South East
What do small HMO conversions (3–6 sharers) in Tonbridge involve?
- Second bathroom, shower room or ensuites
- Kitchen enlarged or refitted for the number of sharers
- Fire doors to rooms off the escape route
- Locks, door closers and thumb-turn locks on the exit route
- Room-by-room size check before any work starts
Which rules apply in Tonbridge?
Here is what usually applies to a Tonbridge job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- 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.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- 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 Tonbridge?
| 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 Tonbridge 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 Tonbridge landlords need it?
Typical reasons for this work in Tonbridge:
- You want a three to six sharer layout that fits the local planning rules
- A three or four-bedroom house you want to let to sharers
Questions about small HMO conversions (3–6 sharers) in Tonbridge
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 Tonbridge?
Yes. We work across Tonbridge and the TN9 and TN11 postcode areas, plus the rest of Kent. Nearby places we also cover include Royal Tunbridge Wells, Sevenoaks, Crowborough.
Where do I check the HMO rules for an address in Tonbridge?
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 Tonbridge?
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 Tonbridge
- Royal Tunbridge Wells · 4 mi
- Sevenoaks · 6 mi
- Crowborough · 10 mi
- Maidstone · 12 mi
- East Grinstead · 13 mi
- Swanley · 15 mi
- All of Kent