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. Landlords in Royal Tunbridge Wells (TN1, TN3 and TN4) usually come to us with a council letter, a fire risk assessment or a house they have just bought. We price from whichever you have.
- Area
- Kent, England
- Postcodes
- TN1, TN3 and TN4
- Location
- 27 miles north-east of Brighton
- Pricing region
- South East
What does student HMO refurbishment in Royal Tunbridge Wells involve?
- Broadband and electrics upgrades
- Fire safety checks and upgrades
- Hard-wearing kitchens and worktops
- Study space and sockets in every room
- Summer works programme agreed in spring
Which rules apply in Royal Tunbridge Wells?
Student HMO refurbishment in Royal Tunbridge Wells 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:
- 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.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
- 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 Royal Tunbridge Wells?
| 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 |
Prices in Royal Tunbridge Wells are shown with our regional adjustment for South East (above the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
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 Royal Tunbridge Wells landlords need it?
Landlords in Royal Tunbridge Wells most often ask us for this when:
- The summer gap between tenancies
- Houses that need to compete with purpose-built student blocks
Questions about student HMO refurbishment in Royal Tunbridge Wells
Do student HMOs need a licence?
The same licensing rules apply as for any HMO. Many university towns also run additional licensing schemes, so we check the address.
Do you cover all of Royal Tunbridge Wells?
Yes. We work across Royal Tunbridge Wells and the TN1, TN3 and TN4 postcode areas, plus the rest of Kent. Nearby places we also cover include Tonbridge, Crowborough, Sevenoaks.
Does a shared house in Royal Tunbridge Wells 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 Royal Tunbridge Wells?
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 Royal Tunbridge Wells
- Tonbridge · 4 mi
- Crowborough · 7 mi
- Sevenoaks · 10 mi
- East Grinstead · 12 mi
- Maidstone · 14 mi
- Caterham · 18 mi
- All of Kent
Other HMO services in Royal Tunbridge Wells
- Void and between-tenancy refurbs in Royal Tunbridge Wells
- Communal kitchen refits in Royal Tunbridge Wells
- Ensuite installation in Royal Tunbridge Wells
- HMO fire safety upgrades in Royal Tunbridge Wells
- Bedroom upgrades and room refits in Royal Tunbridge Wells
- Full HMO refurbishment in Royal Tunbridge Wells
- Sound insulation in Royal Tunbridge Wells
- EPC and energy upgrades in Royal Tunbridge Wells