Converting a property into an HMO can be a highly profitable strategy, but not every property is suitable, and refurbishing before understanding the constraints can be an expensive mistake.
At The Refurb Experts, we regularly speak to landlords who have already invested time and money into a refurbishment, only to discover that their property does not meet licensing or layout requirements. This blog article outlines some of the key factors landlords should assess before starting an HMO refurbishment, helping you avoid delays, redesigns, or failed inspections.
Property Size and Layout Fundamentals
One of the first questions to consider is whether the property can physically support an HMO layout that meets current standards.
The key considerations for any landlord or property investor include:
- Overall floor area
- Number and size of bedrooms
- Space available for shared kitchens and living areas
- Ceiling heights and usable loft space
Many properties appear suitable on paper but fall short once minimum room sizes, circulation space, and fire escape routes are factored in. A professional assessment at this stage from a firm with HMO conversion expertise can prevent costly redesigns later.
HMO Licensing and Local Authority Requirements
HMO suitability is not determined by the property alone, it is also shaped by local authority standards.
Before refurbishing, landlords should understand:
- Whether a licence is required
- Minimum bedroom sizes
- Kitchen and bathroom ratios
- Fire safety and escape requirements
Refurbishment works should always align with licence conditions. Carrying out works before confirming these requirements often results in rework or delays to approval.
Fire Safety and Compliance Considerations
Fire safety is one of the most common reasons HMOs fail inspections, so landlords should pay particular attention to:
- Fire-rated doors and frames
- Interlinked fire alarm systems
- Protected escape routes
- Emergency lighting where required
These fire sfatey considerations significantly influence refurbishment scope and cost, and they must be designed into the project from the outset rather than added retrospectively.
Services, Utilities and Infrastructure
HMO usage places far greater demand on a property than a single-family home. Before any refurbishment work starts its vitally important to consider the following points:
- Electrical capacity and consumer units
- Heating systems and hot water demand
- Water pressure and drainage
- Ventilation in kitchens and bathrooms
Upgrading services during an HMO conversion is often essential and should be budgeted for early, to avoid disruption, delays or budgetary issues later.
Planning the HMO Refurbishment Around Rental Strategy
A suitable HMO is not just compliant, it also needs to perform well commercially. Landlords should think about:
- Target tenant type (students, professionals, families)
- Room layouts that maximise rent without compromising compliance
- Durable finishes that reduce ongoing maintenance
- Storage, lighting and practical design features
A well planned HMO conversion often improves the final property finish, and can lead to higher tenant retenion and long-term rental income.
Getting Professional Advice Before You Refurbish
Determining whether a property is suitable for an HMO requires more than a visual inspection. It involves understanding layout potential, compliance requirements, and how refurbishment decisions affect licensing and rental performance.
At Refurb Experts, we work closely with landlords to assess properties before refurbishment, ensuring that projects are compliant, cost-effective, and commercially sound. From initial assessment through to full HMO refurbishment, our team helps landlords avoid costly mistakes and deliver successful outcomes.
If you are considering converting or refurbishing a property as an HMO, speak to The Refurb Experts before starting work to ensure your property is suitable and your refurbishment is planned correctly.
Read more about our HMO refurbishment services here.
Get in touch to find out whether your property is suitable for an HMO.