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. Birmingham is in West Midlands. We price void and between-tenancy refurbs there against England’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for. With students as well as working sharers renting in Birmingham, we plan bigger jobs for the gap between academic-year tenancies where we can.
- Area
- West Midlands, England
- Postcodes
- B1, B12, B18 and B19
- Council
- Birmingham City Council
- Pricing region
- West Midlands
What do void and between-tenancy refurbs in Birmingham involve?
- Pre-void walk-round and fixed-price list
- Final clean and photo report
- Redecoration in hard-wearing finishes
- Small electrical and plumbing repairs
- Kitchen and bathroom refresh
Which rules apply in Birmingham?
The rules below are the England-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Birmingham before we price.
- 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.
- 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.
Birmingham City Council: local HMO schemes
| Article 4 (HMO) | In force across the council area City-wide Article 4 Direction (C3 to C4) in force since 8 June 2020. |
|---|---|
| Additional licensing | In force across the council area City-wide additional HMO licensing (3-4 occupants, 2+ households) in force since 5 June 2023 (five-year designation). |
| Selective licensing | In force in part of the council area Selective licensing in 25 designated wards since 5 June 2023 (five-year designation). |
Schemes change. Check the council’s current pages for the exact address in Birmingham before you buy or start work. Source: Birmingham City Council HMO licensing page, checked 2026-10-31.
How much do void and between-tenancy refurbs cost in Birmingham?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate) | £600 – £1,800 | £600 – £1,800 | room |
| Mould treatment and making good | £250 – £500 | £250 – £500 | room |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £300 – £600 | door |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Birmingham can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Typical time on site: 3–10 working days. We agree the programme with you before starting and send photo updates as the work progresses.
If the house is let to students, we work backwards from the next tenancy start date in Birmingham.
When do Birmingham landlords need it?
Typical reasons for this work in Birmingham:
- Before re-letting a house you have just bought
- Rooms empty between tenancies
Questions about void and between-tenancy refurbs in Birmingham
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.
Which postcodes in Birmingham do you work in?
All of them, including B1, B12, B18 and B19, and the surrounding parts of West Midlands.
Which council covers HMOs in Birmingham?
Birmingham is covered by Birmingham City Council. 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 Birmingham?
Our guide ranges for West Midlands 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 Birmingham
- Aston · 1 mi
- Smethwick · 3 mi
- Washwood Heath · 3 mi
- Acocks Green · 4 mi
- West Bromwich · 5 mi
- Bartley Green · 5 mi
- All of West Midlands
Other HMO services in Birmingham
- Bedroom upgrades and room refits in Birmingham
- Full HMO refurbishment in Birmingham
- Student HMO refurbishment in Birmingham
- Fire doors in Birmingham
- Damp, mould and HHSRS repairs in Birmingham
- Shared bathroom and shower room refits in Birmingham
- Fire alarm and detection systems in Birmingham
- Layout changes and room reconfiguration in Birmingham