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. We carry this out across Northumberland, priced against the HMO rules for England and the council’s own standards.
- Nation
- England
- Pricing region
- North East
- Postcode areas
- NE, TD, DH, CA
- Main towns
- Blyth, Cramlington, Ashington
What do void and between-tenancy refurbs in Northumberland involve?
- Fire door, closer and alarm checks
- Final clean and photo report
- Carpet, vinyl or laminate replacement
- Small electrical and plumbing repairs
- Pre-void walk-round and fixed-price list
- Repairs to doors, closers, locks and fittings
Which rules apply in Northumberland?
- 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.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
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 Northumberland?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate) | £600 – £1,800 | £550 – £1,650 | room |
| Mould treatment and making good | £250 – £500 | £230 – £460 | room |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £550 | door |
Typical time on site: 3–10 working days. For a figure for your house, try the guide-price tool.
Void and between-tenancy refurbs by town in Northumberland
Questions about void and between-tenancy refurbs in Northumberland
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 carry out void and between-tenancy refurbs 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.
Other HMO services in Northumberland
- Bedroom upgrades and room refits in Northumberland
- Full HMO refurbishment in Northumberland
- Student HMO refurbishment in Northumberland
- Fire doors in Northumberland
- Damp, mould and HHSRS repairs in Northumberland
- Shared bathroom and shower room refits in Northumberland
- Loft conversions for extra rooms in Northumberland
- Communal kitchen refits in Northumberland