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 Smethwick 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
- West Midlands, England
- Postcodes
- B21, B66, B67 and B68
- Location
- 3 miles west of Birmingham
- Pricing region
- West Midlands
What do void and between-tenancy refurbs in Smethwick involve?
- Pre-void walk-round and fixed-price list
- Final clean and photo report
- Fire door, closer and alarm checks
- Redecoration in hard-wearing finishes
- Carpet, vinyl or laminate replacement
Which rules apply in Smethwick?
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 Smethwick before we price.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
- Councils can fine up to £7,000 where a Category 1 hazard is not removed when it reasonably could have been.
- Council standards often step up at 5 and 6 sharers, for example a separate WC at 5 and a second bathroom from 6.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
How much do void and between-tenancy refurbs cost in Smethwick?
| 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 |
Prices in Smethwick are shown with our regional adjustment for West Midlands (in line with the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
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 Smethwick landlords need it?
We usually get the call when:
- End of the student year in summer
- Before re-letting a house you have just bought
Questions about void and between-tenancy refurbs in Smethwick
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 Smethwick do you work in?
All of them, including B21, B66, B67 and B68, and the surrounding parts of West Midlands.
Does a shared house in Smethwick need an HMO licence?
In England, a mandatory licence is needed for 5 or more people from 2 or more households. Smaller HMOs can need a licence where the council runs additional licensing, which is common in towns with many shared houses. Check the council’s website for the address.
How much do void and between-tenancy refurbs cost in Smethwick?
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 Smethwick
- West Bromwich · 2 mi
- Birmingham · 3 mi
- Aston · 4 mi
- Bartley Green · 4 mi
- Halesowen · 5 mi
- Wednesbury · 5 mi
- All of West Midlands
Other HMO services in Smethwick
- Bedroom upgrades and room refits in Smethwick
- Full HMO refurbishment in Smethwick
- Student HMO refurbishment in Smethwick
- Fire doors in Smethwick
- Damp, mould and HHSRS repairs in Smethwick
- Shared bathroom and shower room refits in Smethwick
- Licence condition and schedule-of-works in Smethwick
- Loft conversions for extra rooms in Smethwick