HMORefurbishment
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HMO refurbishment

Void and between-tenancy refurbs

Fast turnarounds between tenancies: repairs, redecoration, flooring and safety checks.

  • Free site visit and measured survey
  • Built to the council’s HMO standards
  • Certificates and photos at handover
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Empty bedroom being redecorated between tenancies, with dust sheets, ladder and new carpet
In short: A void refurbishment is the work done while a room or house is empty between tenancies: repairs, redecoration, flooring, deep cleaning and safety checks, done quickly so the room can be let again. In an HMO it is also the best time to fix small compliance issues before they become inspection findings.

What do void and between-tenancy refurbs include?

  • Pre-void walk-round and fixed-price list
  • Repairs to doors, closers, locks and fittings
  • Redecoration in hard-wearing finishes
  • Carpet, vinyl or laminate replacement
  • Kitchen and bathroom refresh
  • Fire door, closer and alarm checks
  • Small electrical and plumbing repairs
  • Final clean and photo report

When do landlords need it?

  • Rooms empty between tenancies
  • End of the student year in summer
  • Before re-letting a house you have just bought

What rules apply in each UK nation?

The law differs between England, Wales, Scotland and Northern Ireland, and councils publish their own HMO standards on top. These are the points that usually matter for this work.

England

  • Fire precautions follow a risk assessment; the LACORS Housing – Fire Safety guide (2008) is guidance, not law, but many councils base their standards on it.
  • Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.
  • 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.

All HMO rules for England

Wales

  • Fitness for human habitation rules require mains-powered, interlinked smoke alarms on every storey and CO alarms where there is a gas, oil or solid-fuel appliance.
  • Councils assess hazards, including damp and mould, under the HHSRS, alongside the fitness for human habitation rules for occupation contracts.
  • Kitchen and bathroom ratios are set in each council’s HMO standards.
  • Council HMO standards and the fire risk assessment set detection, fire doors and escape routes.

All HMO rules for Wales

Scotland

  • The tolerable standard requires interlinked smoke alarms in the main living room and circulation spaces and a heat alarm in the kitchen; licensed HMOs must meet the council’s higher standard.
  • Awaab’s Law applies to most private tenancies from 6 October 2026: damp and mould reports must be investigated within 10 working days, and repairs to substantial damp or mould must start within 5 working days.
  • Kitchen, WC and bathroom ratios come from council standards; one WC and one bath or shower per 5 people is a common figure.
  • Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.

All HMO rules for Scotland

Northern Ireland

  • The NIFRS HMO Fire Safety Guide (July 2026) usually expects Grade D1 interlinked detection in smaller shared houses and a Grade A system with more than 6 occupants or over 200 m².
  • Licence conditions and council enforcement cover disrepair, damp and mould in licensed HMOs.
  • Kitchens, bathrooms and WCs must meet the 2019 living accommodation standard regulations and licence conditions.
  • Doors on protected routes are typically FD30 or FD30S, self-closing on three hinges; emergency lighting is required in HMOs of 4 or more storeys.

All HMO rules for Northern Ireland

How much do void and between-tenancy refurbs cost?

UK typical budget ranges. See local pages for regional guides.
ItemUK typicalPer
Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate)£600 – £1,800room
Mould treatment and making good£250 – £500room
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted£300 – £600door

Typical time on site: 3–10 working days. Your fixed price follows a site visit; use the guide-price tool for a figure for your house.

How the job runs

  1. Free site visit and measured survey.
  2. Itemised written quote and programme.
  3. Works with one point of contact and photo updates.
  4. Handover with certificates, drawings and photos.

Questions about void and between-tenancy refurbs

How quickly can you turn a room around?

A single room redecoration with flooring is often two to four working days. A whole house at the end of a tenancy is usually one to two weeks, depending on what the walk-round finds.

Can you book the summer turnaround in advance?

Yes, and it is worth doing: June to September is the busiest period for student houses. We can agree a programme and price in spring.

Do you send photos?

Yes. You get a photo report at the end showing each room, so you can let it without visiting.

Do you check the fire doors and alarm?

Yes. We check closers, seals and alarm heads as part of every void visit and tell you about anything that needs fixing.

Related services

Where we work

Choose a nation and area for local rules, postcodes and regional prices.

England

Wales

Scotland

Northern Ireland

Planning HMO works?

Free site visit, then a fixed written quote itemised against your council’s standards.

Get a guide priceCall 0800 088 6341
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