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. In Beckenham, a town of around 60,000 people in Greater London, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Greater London, England
- Postcodes
- BR3, SE20 and SE25
- Location
- 8 miles south-east of London
- Pricing region
- London
What does student HMO refurbishment in Beckenham involve?
- Extra bathroom or ensuites
- Study space and sockets in every room
- Broadband and electrics upgrades
- Summer works programme agreed in spring
- Fire safety checks and upgrades
Which rules apply in Beckenham?
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 Beckenham before we price.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
- 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 Beckenham?
| 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 |
These are typical ranges including VAT, adjusted for London, where costs run above the UK average. The fixed price for a house in Beckenham follows a site visit.
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 Beckenham landlords need it?
Landlords in Beckenham most often ask us for this when:
- Houses that need to compete with purpose-built student blocks
- Houses let to students on yearly tenancies
Questions about student HMO refurbishment in Beckenham
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.
How far do you travel from Beckenham?
We cover the whole of Greater London and work UK-wide. For Beckenham the nearest towns on our list are Catford (3 miles), Croydon (4 miles), Blackheath (4 miles).
Does a shared house in Beckenham 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 Beckenham?
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 Beckenham
- Catford · 3 mi
- Croydon · 4 mi
- Blackheath · 4 mi
- South Croydon · 4 mi
- Eltham · 4 mi
- Streatham · 5 mi
- All of Greater London
Other HMO services in Beckenham
- Void and between-tenancy refurbs in Beckenham
- Communal kitchen refits in Beckenham
- Ensuite installation in Beckenham
- HMO fire safety upgrades in Beckenham
- Bedroom upgrades and room refits in Beckenham
- Full HMO refurbishment in Beckenham
- Small HMO conversions (3–6 sharers) in Beckenham
- Damp, mould and HHSRS repairs in Beckenham