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. For a house in Dunstable we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately.
- Area
- Bedfordshire, England
- Postcodes
- LU6
- Location
- 31 miles north-west of London
- Pricing region
- East of England
What do void and between-tenancy refurbs in Dunstable involve?
- Small electrical and plumbing repairs
- Kitchen and bathroom refresh
- Redecoration in hard-wearing finishes
- Carpet, vinyl or laminate replacement
- Pre-void walk-round and fixed-price list
Which rules apply in Dunstable?
Void and between-tenancy refurbs in Dunstable 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:
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- Councils assess hazards, including damp, mould and fire, under the HHSRS; revised regulations and guidance applied from 23 June 2026.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
How much do void and between-tenancy refurbs cost in Dunstable?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate) | £600 – £1,800 | £640 – £1,900 | room |
| Mould treatment and making good | £250 – £500 | £260 – £530 | room |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £320 – £640 | door |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Dunstable can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Allow 3–10 working days on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
When do Dunstable landlords need it?
We usually get the call when:
- End of the student year in summer
- Rooms empty between tenancies
Questions about void and between-tenancy refurbs in Dunstable
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.
How far do you travel from Dunstable?
We cover the whole of Bedfordshire and work UK-wide. For Dunstable the nearest towns on our list are Luton (5 miles), Leighton Buzzard (6 miles), Harpenden (9 miles).
Where do I check the HMO rules for an address in Dunstable?
With the local council for the address. 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 do void and between-tenancy refurbs cost in Dunstable?
Our guide ranges for East of England 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.
Void and between-tenancy refurbs near Dunstable
- Luton · 5 mi
- Leighton Buzzard · 6 mi
- Harpenden · 9 mi
- Berkhamsted · 9 mi
- Hemel Hempstead · 10 mi
- Ampthill · 10 mi
- All of Bedfordshire
Other HMO services in Dunstable
- Bedroom upgrades and room refits in Dunstable
- Full HMO refurbishment in Dunstable
- Student HMO refurbishment in Dunstable
- Fire doors in Dunstable
- Damp, mould and HHSRS repairs in Dunstable
- Shared bathroom and shower room refits in Dunstable
- Loft conversions for extra rooms in Dunstable
- Communal kitchen refits in Dunstable