In short: 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 Lincolnshire we survey first, price each item separately and hand over the certificates and photos a council asks for.
- Nation
- England
- Pricing region
- East Midlands
- Postcode areas
- LN, PE, DN, NG
- Main towns
- Lincoln, Grimsby, Scunthorpe, Boston, Grantham
What does student HMO refurbishment in Lincolnshire involve?
- Robust flooring and wipe-clean paint
- Study space and sockets in every room
- Photo handover before move-in
- Hard-wearing kitchens and worktops
- Broadband and electrics upgrades
- Extra bathroom or ensuites
Which rules apply in Lincolnshire?
- 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.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
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 Lincolnshire?
| 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 | £3,900 – £8,750 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,750 – £17,450 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,350 – £8,750 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £780 – £1,950 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,800 – £11,650 | house |
Typical time on site: 2–8 weeks over summer. For a figure for your house, try the guide-price tool.
Student HMO refurbishment by town in Lincolnshire
Questions about student HMO refurbishment in Lincolnshire
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.
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 carry out student HMO refurbishment across Lincolnshire?
Yes, across the whole of Lincolnshire, including Lincoln, Grimsby, Scunthorpe.
Who licenses HMOs in Lincolnshire?
HMOs in Lincolnshire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.
Other HMO services in Lincolnshire
- Void and between-tenancy refurbs in Lincolnshire
- Communal kitchen refits in Lincolnshire
- Ensuite installation in Lincolnshire
- HMO fire safety upgrades in Lincolnshire
- Bedroom upgrades and room refits in Lincolnshire
- Full HMO refurbishment in Lincolnshire
- Small HMO conversions (3–6 sharers) in Lincolnshire
- Loft conversions for extra rooms in Lincolnshire