HMO refurbishment
built to licensing standards.
Converting a house into a licensable HMO, or bringing an existing HMO up to standard — fire doors, interlinked alarms, emergency lighting, ensuites, extra bathrooms, kitchens and room sizes — with the schedule of works the council wants to see.
What HMO refurbishment
really costs in London.
Converting a three-bedroom house into a five-bedroom licensable HMO in London costs between £35,000 and £70,000 + VAT. Adding ensuites to every room and pushing to six or seven lettable rooms takes it to £70,000–£130,000+. Bringing an existing HMO up to current fire-safety standards is typically £4,000–£12,000.
The cost drivers are the number of lettable rooms, the fire-safety works (FD30 fire doors with closers and strips, a Grade D LD2 interlinked alarm system, emergency lighting, fire-resistant ceilings and protected escape route), the number of bathrooms and ensuites, kitchen size and appliance count, and whether new stud walls, layout changes or a loft conversion are needed to meet minimum room sizes.
Tom Harvey Contractors provides free site visits and itemised written quotes aligned with the council's HMO standards, and we can work from your licensing officer's schedule or produce one for the application.
Speak to the team today — free advice, no obligation
020 3983 5087What's included in our service:
- Schedule of works aligned with licensing standards
- FD30 fire doors, closers, intumescent strips
- Grade D LD2 interlinked smoke and heat alarms
- Emergency lighting to escape routes
- Fire-resistant ceilings and protected corridors
- Stud walls and room reconfiguration
- Ensuites and additional bathrooms
- Communal kitchens with the required appliance count
- Rewiring, EICR and consumer unit
- Thumb-turn locks and door numbering
- Durable landlord-spec flooring and decoration
- Staged payments and 24-month warranty (over £10k)
Every HMO project
clearly priced.
Typical ranges from our London HMO work. Every project is quoted room by room and element by element so it maps to the council's schedule.
- FD30 fire doors to all rooms and kitchen
- Interlinked alarm system
- Emergency lighting
- Fire blanket, signage and extinguishers
- Certification for the licence
- Two rooms created from reception rooms
- Full fire-safety package
- Second bathroom or shower room
- Kitchen upgraded to HMO standard
- Rewire where needed
- Landlord-spec finishes throughout
- Ensuite to every room
- Loft or rear-room conversion fit-out
- Large communal kitchen
- Full fire strategy and compliance
- New heating and hot water capacity
- Furnishing-ready handover
Simple process.
No stress.
Every project follows the same clear process so you always know what's happening and when.
Contact Us
Call, email or submit online. Tell us about your HMO refurbishment and what you want to achieve.
Free Site Visit
We visit, measure up and assess. No charge, no obligation.
Written Quote
Itemised written quote within 48 hours. Every line clearly priced.
The Work
Work starts on the agreed date. Done efficiently, cleanly and to the agreed spec.
Handover
Snagging cleared, 12-month warranty confirmed. Job done properly.
What makes us
different.
One contractor, every trade
We coordinate every trade ourselves. One contact, one quote, one handover — no juggling.
Fixed price, written quotes
Every quote is itemised and fixed. What we quote is what you pay — guaranteed. No mid-project surprises.
Fast and efficient
We work efficiently without cutting corners. Clear timelines agreed upfront at quote stage.
Supply and fit available
We source materials at trade prices — or we'll work with your chosen supplier. Both options available.
10+ years across London
1,000+ jobs completed. We've worked in everything from mansion flats to Victorian terraces and new-build towers.
Digital invoicing, VAT registered
Professional itemised quotes and VAT invoices — perfect for landlords, agents and property managers.
Covering
all of London.
We cover every London borough and Hertfordshire. Here are the areas we work in most regularly.
Don't see your area? Call us — we cover all of Greater London
020 3983 5087Your questions
answered.
Planning an HMO? Get a compliant quote.
Free site visit across London · Written quote within 48 hours · No obligation
