- Nation
- England
- Pricing region
- East Midlands
- Postcode areas
- NN, PE, OX, LE
- Main towns
- Northampton, Corby, Kettering, Wellingborough, Rushden
What do small HMO conversions (3–6 sharers) in Northamptonshire involve?
- Second bathroom, shower room or ensuites
- Locks, door closers and thumb-turn locks on the exit route
- Fire doors to rooms off the escape route
- Kitchen enlarged or refitted for the number of sharers
- Decoration and durable flooring
- Electrical upgrades and certificate
Which rules apply in Northamptonshire?
- 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.
- Fire precautions follow a risk assessment; the LACORS Housing – Fire Safety guide (2008) is guidance, not law, but many councils base their standards on it.
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 Northamptonshire?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £29,100 – £72,750 | project |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,400 – £6,300 | letting room |
| Shared bathroom refit | £5,500 – £9,000 | £5,350 – £8,750 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £780 – £1,950 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £290 – £580 | door |
Typical time on site: 4–10 weeks. For a figure for your house, try the guide-price tool.
Small HMO conversions (3–6 sharers) by town in Northamptonshire
Questions about small HMO conversions (3–6 sharers) in Northamptonshire
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 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.
Do you carry out small HMO conversions (3–6 sharers) across Northamptonshire?
Yes, across the whole of Northamptonshire, including Northampton, Corby, Kettering.
Who licenses HMOs in Northamptonshire?
HMOs in Northamptonshire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.
Other HMO services in Northamptonshire
- House to HMO conversion in Northamptonshire
- Ensuite installation in Northamptonshire
- Fire alarm and detection systems in Northamptonshire
- Communal kitchen refits in Northamptonshire
- Fire doors in Northamptonshire
- Licence condition and schedule-of-works in Northamptonshire
- Void and between-tenancy refurbs in Northamptonshire
- Bedroom upgrades and room refits in Northamptonshire