Student HMO refurbishment across Northumberland

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 Northumberland we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: England
Pricing region: North East
Postcode areas: NE, TD, DH, CA
Main towns: Blyth, Cramlington, Ashington

What does student HMO refurbishment in Northumberland involve?

Photo handover before move-in
Fire safety checks and upgrades
Robust flooring and wipe-clean paint
Broadband and electrics upgrades
Hard-wearing kitchens and worktops
Extra bathroom or ensuites

Which rules apply in Northumberland?

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.
Electrical installations must be inspected and tested at least every 5 years; remedial work is due within 28 days, or sooner if the report says so.
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 Northumberland?

Regional adjustment for North East. Planning budgets: see our prices page.
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	£3,700 – £8,300	letting room
Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges)	£8,000 – £18,000	£7,350 – £16,550	kitchen
Shared bathroom refit	£5,500 – £9,000	£5,050 – £8,300	bathroom
Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides)	£800 – £2,000	£740 – £1,850	house
Full rewire, 4–5 bedroom house	£6,000 – £12,000	£5,500 – £11,050	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 Northumberland

Questions about student HMO refurbishment in Northumberland

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.

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.

Do you carry out student HMO refurbishment across Northumberland?

Yes, across the whole of Northumberland, including Blyth, Cramlington, Ashington.

Who licenses HMOs in Northumberland?

HMOs in Northumberland are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.