A student HMO refurbishment upgrades a shared house let to students, using hard-wearing finishes and planned around the academic year so the work is finished before the next tenancy starts. Thatcham is 13 miles west of Reading. We price student HMO refurbishment there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for.
- Area
- Berkshire, England
- Postcodes
- RG18 and RG19
- Location
- 13 miles west of Reading
- Pricing region
- South East
What does student HMO refurbishment in Thatcham involve?
- Extra bathroom or ensuites
- Photo handover before move-in
- Robust flooring and wipe-clean paint
- Summer works programme agreed in spring
- Broadband and electrics upgrades
Which rules apply in Thatcham?
Here is what usually applies to a Thatcham job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
- National rules ask for an adequate number of bathrooms, WCs and basins and suitably located kitchens; numeric ratios are set by each council.
- 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.
- BS 7671, the wiring standard, calls for arc fault detection devices in HMOs on new socket circuits, such as rewires and consumer unit changes.
How much does student HMO refurbishment cost in Thatcham?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Full refurbishment per letting room, with a share of communal areas (excludes kitchens, bathrooms and fire systems; our estimate) | £4,000 – £9,000 | £4,500 – £10,100 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £8,950 – £20,150 | kitchen |
| 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 |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £6,700 – £13,450 | house |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Thatcham can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Allow 2–8 weeks over summer 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 Thatcham landlords need it?
Landlords in Thatcham most often ask us for this when:
- The summer gap between tenancies
- Houses let to students on yearly tenancies
Questions about student HMO refurbishment in Thatcham
Can you work around a 1 July or 1 September start?
Yes. We agree a programme backwards from the move-in date and tell you early if anything is at risk.
Do you cover all of Thatcham?
Yes. We work across Thatcham and the RG18 and RG19 postcode areas, plus the rest of Berkshire. Nearby places we also cover include Newbury, Basingstoke, Reading.
Does a shared house in Thatcham 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 does student HMO refurbishment cost in Thatcham?
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.
Student HMO refurbishment near Thatcham
- Newbury · 3 mi
- Basingstoke · 12 mi
- Reading · 13 mi
- Didcot · 14 mi
- Lower Earley · 15 mi
- Andover · 17 mi
- All of Berkshire
Other HMO services in Thatcham
- Void and between-tenancy refurbs in Thatcham
- Communal kitchen refits in Thatcham
- Ensuite installation in Thatcham
- HMO fire safety upgrades in Thatcham
- Bedroom upgrades and room refits in Thatcham
- Full HMO refurbishment in Thatcham
- EPC and energy upgrades in Thatcham
- Escape routes, emergency lighting and fire stopping in Thatcham