HMO renovation budget estimator
Select the works in scope, enter your property details, and get a trade-by-trade cost breakdown with contingency and ROI from the conversion.
What each work scope typically costs — per-unit reference
| Work item | Unit | Budget spec | Mid spec | Premium spec | Notes |
|---|---|---|---|---|---|
| Fire safety fit-out (full) | Per HMO | £3,000 | £4,500 | £7,000+ | Smoke/heat alarms, fire doors, extinguishers. More for Grade A system. |
| Kitchen — full replacement | Per kitchen | £2,500 | £5,000 | £10,000+ | Units, worktops, sink, appliances. HMO kitchens should be durable. |
| Bathroom — full replacement | Per bathroom | £2,000 | £3,500 | £6,500+ | Suite, tiling, flooring, vanity. Budget for waterproofing. |
| New shower room creation | Per room | £3,500 | £5,500 | £9,000+ | Includes partition wall, plumbing, extraction, tiling. |
| Full rewire | Per property | £3,500 | £5,500 | £8,500+ | Larger properties with more rooms cost more. Allow for plastering after. |
| Boiler replacement | Per unit | £1,800 | £2,500 | £3,800 | Combi vs system boiler. HMOs with 5+ often need a system boiler. |
| Plastering — full (all walls + ceilings) | Per room | £350 | £500 | £750 | Skim coat after rewire or damage. Full replaster is more. |
| Decoration — paint (walls, ceiling, woodwork) | Per room | £200 | £320 | £500 | Labour + materials for full decoration. Bedrooms vs communal areas. |
| Flooring — carpet (bedroom) | Per room (12m²) | £200 | £350 | £600 | Budget carpets wear fast in HMOs — mid-spec is better value long-term. |
| Flooring — LVT/laminate (hallways, kitchen) | Per 10m² | £300 | £500 | £900 | LVT preferred for durability and water resistance in shared areas. |
| External works (garden, bins, fencing) | Per property | £500 | £1,200 | £3,000 | Low-maintenance landscaping, bin storage, bike storage, gate. |
Frequently asked questions
How much does it cost to convert a house to an HMO?
A light HMO conversion — decorating, fire safety fit-out, minor kitchen upgrade — typically costs £8,000–£18,000 on a property that is in reasonable condition. A full conversion involving bathroom creation, kitchen replacement, rewire, replastering, and full decoration typically costs £25,000–£55,000. In London and the South East, add 25–40% for higher labour rates. Always add a contingency of 15–20% for unknowns discovered during works.
Should I use a main contractor or manage trades directly for HMO renovation?
Managing individual trades directly (plumber, electrician, plasterer, decorator separately) typically costs 15–25% less than using a main contractor who packages the whole job. The trade-off is time and management complexity — you become the project manager, responsible for sequencing trades, managing delays, and resolving issues. For experienced investors renovating their third or fourth HMO, direct trade management is often the right approach. For first-time HMO conversions, a reliable main contractor who manages the project end-to-end reduces risk significantly even at a higher cost.
How much contingency should I budget for an HMO renovation?
15% is the standard recommendation for most HMO refurbishments. For older properties (pre-1960), properties not previously used as HMOs, or works involving structural changes (new walls, loft conversions, extensions), 20–25% is more prudent. Contingency is not a luxury — it is the fund for the things you will inevitably find once walls are opened: hidden rewiring requirements, damp, structural issues, asbestos (in properties built before 1985), or outdated plumbing that must be addressed. Most professional developers treat contingency as a planning necessity, not a sign of poor planning.
What is the best HMO kitchen specification for durability?
HMO kitchens face far more intensive use than standard residential kitchens — five or six unrelated adults cooking daily, often without the ownership mindset that makes people take care of their own space. The best specification for durability: vinyl-wrapped (not painted) door fronts, solid wood or thick laminate worktops (not thin laminate that chips), undermount or inset sinks (not top-mount with edge gaps that trap food), commercial-grade cooking hobs (two or three hobs, single integrated appliance preferred), and floor-mounted units rather than wall-mounted where possible. Budget at mid-spec level minimum — budget spec kitchens in HMOs typically need replacing within 3–5 years, mid-spec lasts 7–10 years.
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