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 Westhoughton, a town of about 26,000 people in Greater Manchester, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Greater Manchester, England
- Postcodes
- BL5, M46 and WN2
- Location
- 13 miles west of Manchester
- Pricing region
- North West
What does student HMO refurbishment in Westhoughton involve?
- Broadband and electrics upgrades
- Extra bathroom or ensuites
- Study space and sockets in every room
- Robust flooring and wipe-clean paint
- Hard-wearing kitchens and worktops
Which rules apply in Westhoughton?
Student HMO refurbishment in Westhoughton must satisfy national law for England, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- 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 Westhoughton?
| 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 | £3,850 – £8,650 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,700 – £17,300 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,300 – £8,650 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £770 – £1,900 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,750 – £11,500 | house |
These are typical ranges including VAT, adjusted for North West, where costs run below the UK average. The fixed price for a house in Westhoughton follows a site visit.
How long does it take?
Typical time on site: 2–8 weeks over summer. We agree the programme with you before starting and send photo updates as the work progresses.
When do Westhoughton landlords need it?
Typical reasons for this work in Westhoughton:
- The summer gap between tenancies
- Houses let to students on yearly tenancies
Questions about student HMO refurbishment in Westhoughton
When should I book a summer student refurbishment?
By spring if you can. The window between tenancies is short and contractors in university towns book up quickly.
Do you cover all of Westhoughton?
Yes. We work across Westhoughton and the BL5, M46 and WN2 postcode areas, plus the rest of Greater Manchester. Nearby places we also cover include Atherton, Hindley, Tyldesley.
Does a shared house in Westhoughton 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 Westhoughton?
Our guide ranges for North West 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 Westhoughton
- Atherton · 2 mi
- Hindley · 3 mi
- Tyldesley · 3 mi
- Leigh · 4 mi
- Bolton · 4 mi
- Wigan · 5 mi
- All of Greater Manchester
Other HMO services in Westhoughton
- Void and between-tenancy refurbs in Westhoughton
- Communal kitchen refits in Westhoughton
- Ensuite installation in Westhoughton
- HMO fire safety upgrades in Westhoughton
- Bedroom upgrades and room refits in Westhoughton
- Full HMO refurbishment in Westhoughton
- Extensions for extra rooms in Westhoughton
- Sound insulation in Westhoughton