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 Tottenham, a place of roughly 130,000 people in Greater London, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Greater London, England
- Postcodes
- N17
- Location
- 7 miles north of London
- Council
- London Borough of Haringey
- Pricing region
- London
What do void and between-tenancy refurbs in Tottenham involve?
- Carpet, vinyl or laminate replacement
- Pre-void walk-round and fixed-price list
- Small electrical and plumbing repairs
- Kitchen and bathroom refresh
- Redecoration in hard-wearing finishes
Which rules apply in Tottenham?
Void and between-tenancy refurbs in Tottenham 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 can fine up to £7,000 where a Category 1 hazard is not removed when it reasonably could have been.
- 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.
London Borough of Haringey: local HMO schemes
| Article 4 (HMO) | In force in part of the council area Article 4 Direction (C3 to C4) in force since 2013 for the area set out on the council's map. |
|---|---|
| Additional licensing | In force across the council area Borough-wide additional licensing (all 21 wards) 17 Jun 2024-16 Jun 2029, approved 12 Mar 2024. |
| Selective licensing | In force in part of the council area Selective licensing in 14 eastern wards (incl. Tottenham, Northumberland Park, Seven Sisters, Noel Park) 17 Nov 2022-16 Nov 2027. |
Schemes change. Check the council’s current pages for the exact address in Tottenham before you buy or start work. Source: London Borough of Haringey HMO licensing page, checked 2026-10-31.
How much do void and between-tenancy refurbs cost in Tottenham?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate) | £600 – £1,800 | £770 – £2,300 | room |
| Mould treatment and making good | £250 – £500 | £320 – £640 | room |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £380 – £770 | door |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Tottenham 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 Tottenham landlords need it?
Typical reasons for this work in Tottenham:
- End of the student year in summer
- Before re-letting a house you have just bought
Questions about void and between-tenancy refurbs in Tottenham
Do you send photos?
Yes. You get a photo report at the end showing each room, so you can let it without visiting.
Which postcodes in Tottenham do you work in?
All of them, including N17, and the surrounding parts of Greater London.
Which council covers HMOs in Tottenham?
Tottenham is covered by London Borough of Haringey. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much do void and between-tenancy refurbs cost in Tottenham?
Our guide ranges for London 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 Tottenham
- Edmonton · 2 mi
- Wood Green · 2 mi
- Walthamstow · 2 mi
- Stamford Hill · 2 mi
- Muswell Hill · 3 mi
- Enfield Town · 3 mi
- All of Greater London