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 Horley, a town of about 21,000 people in Surrey, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Surrey, England
- Postcodes
- RH6
- Location
- 23 miles south of London
- Pricing region
- South East
What does student HMO refurbishment in Horley involve?
- Hard-wearing kitchens and worktops
- Summer works programme agreed in spring
- Broadband and electrics upgrades
- Photo handover before move-in
- Robust flooring and wipe-clean paint
Which rules apply in Horley?
Student HMO refurbishment in Horley 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:
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- 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.
How much does student HMO refurbishment cost in Horley?
| 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 |
These are typical ranges including VAT, adjusted for South East, where costs run above the UK average. The fixed price for a house in Horley 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 Horley, tell us at the first call so the programme is built around it.
When do Horley landlords need it?
Typical reasons for this work in Horley:
- Houses that need to compete with purpose-built student blocks
- The summer gap between tenancies
Questions about student HMO refurbishment in Horley
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.
Which postcodes in Horley do you work in?
All of them, including RH6, and the surrounding parts of Surrey.
Does a shared house in Horley 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 Horley?
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 Horley
- Crawley · 4 mi
- Redhill · 5 mi
- Reigate · 5 mi
- East Grinstead · 7 mi
- Caterham · 8 mi
- Coulsdon · 10 mi
- All of Surrey