HMO Conversion in London
We convert residential properties to licensed Houses in Multiple Occupation across London. Fire compartmentation, room layouts, bathrooms, kitchens, M&E upgrades, and full compliance with your local authority's HMO licensing conditions.
HMO conversion done right
An HMO conversion is not the same as a standard refurbishment. The compliance requirements — fire safety, room sizes, bathroom ratios, M&E standards, and licensing conditions — vary by local authority and property type. Getting this wrong means licensing refusals, improvement notices, or prohibition orders.
We work regularly with landlords converting properties across East, South East, North and West London. We understand the licensing requirements of the major London boroughs — including the Article 4 Direction areas in Newham, Waltham Forest, Redbridge, and others that restrict new HMO creation under Permitted Development.
Our approach: understand the licensing conditions before we design the scheme, build the scope around them, and deliver to the standard that passes the licensing inspection first time.
Article 4 Direction — check before you proceed
Many London boroughs have Article 4 Directions that remove the permitted development right to change a family home (C3) to a small HMO (C4 — up to 6 occupants). In these areas, you need planning permission before converting. We always check Article 4 status before advising on feasibility. Boroughs with Article 4 active include Newham, Waltham Forest, Redbridge, Barking & Dagenham, and others.
What an HMO conversion typically includes
Room layout and reconfiguration
Redesigning room layouts to maximise lettable room count while maintaining compliant room sizes. We work to the Nationally Described Space Standards and your local authority's HMO licensing conditions.
Fire compartmentation and separation
All HMOs require proper fire compartmentation between rooms and between floors. We install fire-rated doors, frames, intumescent strips, self-closers, and fire-rated wall and ceiling linings to satisfy FRA recommendations and licensing requirements.
Fire detection and alarm systems
We install Grade A, Category D1 or D2 interlinked smoke and heat detectors to BS 5839-6, appropriate to the property type and number of floors. We coordinate with your FRA report recommendations.
Bathroom and shower room additions
Adding bathrooms, shower rooms and WCs to achieve appropriate bathroom-to-room ratios. We manage the full M&E works — drainage runs, cold and hot water, ventilation, and tiling.
Kitchen upgrades and additions
Upgrading existing kitchens or adding second kitchens where required. Kitchen fit-out to landlord specification — units, worktops, appliances, tiling, and extraction. We supply or install client-supplied kitchens.
Electrical and M&E upgrade
Full electrical rewire or upgrade including consumer unit, ring main to each room, lighting, socket provision to HMO standards, and EICR. Plumbing upgrades, heating upgrades, and ventilation where required.
Communal area finishing
Hallways, landings, communal kitchens and bathrooms finished to a robust letting standard. Hard-wearing flooring, fresh plaster, and decoration throughout.
External and compliance works
External fire escape assessment, loft insulation, bin storage, bike storage, EPC improvement measures, and any other conditions required by your local authority licensing team.
HMO types we convert
Small HMO (3–5 occupants)
Conversion of a standard family home to a 3–5 room HMO. May not require planning permission in non-Article 4 areas. Mandatory licensing applies in most boroughs above 3 storeys or 5+ occupants.
Licensed HMO (5+ occupants)
Mandatory licensing applies for HMOs with 5+ occupants in most London boroughs. We build to meet the full licensing conditions — room sizes, fire systems, bathrooms, and kitchen provision.
Large or commercial HMO
Larger HMO conversions with 7+ rooms, multiple bathroom additions, significant structural alterations, and higher specification. Always requires planning permission.
HMO conversion questions
How much does an HMO conversion cost in London?
A 3-bed to 4–5 room HMO conversion typically costs £25,000–£55,000 depending on the condition of the property, the scope of fire safety works, the number of bathrooms being added, and finish level. A detailed estimate is only possible after a site visit.
Do I need planning permission for an HMO conversion?
In non-Article 4 areas, converting a family home (C3) to a small HMO of up to 6 occupants (C4) is permitted development — no planning required. In Article 4 Direction areas, full planning permission is required. Larger HMOs (more than 6 occupants) always require planning permission.
How long does an HMO conversion take?
A typical 3-bed to 5-room HMO conversion takes 6–12 weeks depending on scope. Larger conversions with significant structural or M&E work may take longer. We provide a programme before starting.
Do you manage the licensing application?
We do not submit licensing applications on your behalf, but we build to the licensing standard and provide you with the documentation you need — completion certificates, EICR, gas safe certificate, and building control sign-off.
Planning an HMO conversion in London?
Free site assessment. Licensing-compliant build. Fixed price. Experienced principal contractor. Talk to us first.
Or call 07359 872594