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. For a house in Barnes 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
- SW13
- Location
- 6 miles south-west of London
- Pricing region
- London
What does student HMO refurbishment in Barnes involve?
- Summer works programme agreed in spring
- Robust flooring and wipe-clean paint
- Photo handover before move-in
- Study space and sockets in every room
- Hard-wearing kitchens and worktops
Which rules apply in Barnes?
Here is what usually applies to a Barnes job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- 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.
- Electrical installations must be inspected and tested at least every 5 years; remedial work is due within 28 days, or sooner if the report says so.
How much does student HMO refurbishment cost in Barnes?
| 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 | £5,100 – £11,500 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £10,250 – £23,050 | kitchen |
| 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 |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £7,700 – £15,350 | house |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Barnes can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Most jobs of this kind take 2–8 weeks over summer. If a council deadline applies in Barnes, tell us at the first call so the programme is built around it.
When do Barnes landlords need it?
Typical reasons for this work in Barnes:
- Houses that need to compete with purpose-built student blocks
- Houses let to students on yearly tenancies
Questions about student HMO refurbishment in Barnes
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 Barnes?
Yes. We work across Barnes and the SW13 postcode areas, plus the rest of Greater London. Nearby places we also cover include Chiswick, Putney, Fulham.
Where do I check the HMO rules for an address in Barnes?
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 does student HMO refurbishment cost in Barnes?
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.
Student HMO refurbishment near Barnes
- Chiswick · 1 mi
- Putney · 2 mi
- Fulham · 2 mi
- Shepherds Bush · 2 mi
- Richmond · 3 mi
- Acton · 3 mi
- All of Greater London