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 Kettering, a town of around 55,000 people in Northamptonshire, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Northamptonshire, England
- Postcodes
- NN14 and NN16
- Location
- 23 miles south-west of Peterborough
- Pricing region
- East Midlands
What does student HMO refurbishment in Kettering involve?
- Broadband and electrics upgrades
- Photo handover before move-in
- Robust flooring and wipe-clean paint
- Extra bathroom or ensuites
- Fire safety checks and upgrades
Which rules apply in Kettering?
Here is what usually applies to a Kettering job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
- 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 Kettering?
| 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 |
These are typical ranges including VAT, adjusted for East Midlands, where costs run below the UK average. The fixed price for a house in Kettering follows a site visit.
How long does it take?
Most jobs of this kind take 2–8 weeks over summer. If a council deadline applies in Kettering, tell us at the first call so the programme is built around it.
When do Kettering landlords need it?
Landlords in Kettering most often ask us for this when:
- Houses let to students on yearly tenancies
- Houses that need to compete with purpose-built student blocks
Questions about student HMO refurbishment in Kettering
What finishes last best in student houses?
Commercial-grade vinyl or laminate, quartz-effect laminate worktops, wipe-clean paint and good extraction to keep condensation down.
Which postcodes in Kettering do you work in?
All of them, including NN14 and NN16, and the surrounding parts of Northamptonshire.
Does a shared house in Kettering 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 Kettering?
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 Kettering
- Wellingborough · 7 mi
- Corby · 7 mi
- Rushden · 9 mi
- Market Harborough · 10 mi
- Northampton · 12 mi
- Wigston Magna · 20 mi
- All of Northamptonshire
Other HMO services in Kettering
- Void and between-tenancy refurbs in Kettering
- Communal kitchen refits in Kettering
- Ensuite installation in Kettering
- HMO fire safety upgrades in Kettering
- Bedroom upgrades and room refits in Kettering
- Full HMO refurbishment in Kettering
- Shared bathroom and shower room refits in Kettering
- Layout changes and room reconfiguration in Kettering