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. Boston is 27 miles south-east of Lincoln. We price student HMO refurbishment there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for.
- Area
- Lincolnshire, England
- Postcodes
- PE21 and PE22
- Location
- 27 miles south-east of Lincoln
- Pricing region
- East Midlands
What does student HMO refurbishment in Boston involve?
- Robust flooring and wipe-clean paint
- Summer works programme agreed in spring
- Hard-wearing kitchens and worktops
- Fire safety checks and upgrades
- Broadband and electrics upgrades
Which rules apply in Boston?
Student HMO refurbishment in Boston 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.
- 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 Boston?
| 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 |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Boston 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 Boston, tell us at the first call so the programme is built around it.
When do Boston landlords need it?
Landlords in Boston 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 Boston
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 Boston?
Yes. We work across Boston and the PE21 and PE22 postcode areas, plus the rest of Lincolnshire. Nearby places we also cover include Spalding, Skegness, Wisbech.
Does a shared house in Boston 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 Boston?
Our guide ranges for East Midlands 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 Boston
- Spalding · 14 mi
- Skegness · 19 mi
- Wisbech · 23 mi
- King's Lynn · 23 mi
- Grantham · 26 mi
- Lincoln · 27 mi
- All of Lincolnshire