HMO Refurbishment and Compliance Services in London

Your one-stop solution for all the HMO compliance certificates, reports and improvements in the property.

All documents EPC, EICR, and Gas safety, handled for you
Fire doors, emergency lighting, and safety certificate, we've got it all
No need for multiple contractors, we oversee everything from start to finish.
We ensure your property meets the latest HMO safety standards.

How do we approach HMO compliance reports and certification?

1. Initial consultation

We assess your property and perform a full survey to clarify your certification needs and legal requirements.

2. Safety assessments and certifications

Our team handles all required safety assessments, including EPC, EICR, PAT testing, gas safety inspections, and fire safety compliance.

3. Installation of safety features

We install all of the safety features required to ensure the property meets legal safety standards enforced by the local council.

4. Final certification and compliance check

After installation and assessment, we provide all relevant certificates to confirm that your property is fully compliant with HMO regulations.

Trusted partner of The Tenants Voice

HMO Safety & Compliance

All your solutions, one trusted place

Our all-inclusive HMO compliance service handles essential certifications, from Energy Performance to Gas Safety. We ensure fire safety with emergency lighting and compliant fire doors, while also providing detailed, regulation-adherent floor plans. This comprehensive approach guarantees your property meets all legal requirements, optimising space and safety.

Energy performance certificate

We provide a valid EPC report, assessing your property’s energy efficiency to ensure compliance with regulations. An EPC is mandatory for HMO conversions and helps improve energy performance.

Electrical installation condition report

Our qualified electricians conduct a full electrical safety inspection and issue an EICR report, confirming the safety and reliability of your electrical systems.

Portable appliance test

All portable appliances in your HMO must pass a PAT to confirm they are safe for tenant use. We handle the entire process to ensure full compliance.

Gas safety certificate

We arrange for certified engineers to inspect your gas appliances, ensuring they are safe and issuing a Gas Safety Certificate as required by law.

Emergency lighting Installation & certification

We install emergency lighting under fire safety regulations and provide certification to ensure the property is compliant with HMO safety standards.

Fire safety compliance & fire doors

- Fire safety is critical in HMO properties. We install fire doors with all required fire fittings in bedrooms and boiler rooms and provide fire safety certificates to confirm your property meets regulations.

Floor plan creation

Accurate and compliant floor plans are essential for HMO properties. We produce detailed floor plans, ensuring they meet HMO requirements and optimise the space effectively.

HMO compliance quote

Our complete HMO refurbishment services

Fantastic Services provides end-to-end HMO refurbishment across London, covering every aspect of compliance and property improvement. Whether you're converting a residential property into an HMO, upgrading an existing one to meet current licensing standards, or maximising occupancy through strategic layout reconfiguration, we deliver professional, council-ready solutions.

Fire door installation (complete HMO-compliant package)

Ensuring your property meets HMO fire safety standards is essential. We supply and install fully compliant fire door systems, including:

✓ Fire doors
✓ Thumb turn locks (no key required for exit)
✓ Intermittent fire strips
✓ Fire-proof hinges
✓ Fire door frames
✓ Approved fire door closers

Fire blankets & fire extinguishers supply

We supply and install compliant fire-fighting equipment for kitchens and communal areas, positioned and certified in accordance with HMO regulations. Our services include:

✓ Supply and wall-mounting of appropriate fire extinguishers (water-based or foam types)
✓ Installation of fire blankets in kitchen areas to BS EN 1869 standards
✓ Provision of signage and operational instruction labels where required

Fire alarm & CO alarm installation

We install fire alarm systems and carbon monoxide detectors in full compliance with HMO fire safety standards. Our installations ensure complete coverage across bedrooms, kitchens, and communal areas, giving you peace of mind that your tenants are protected.

Electrical upgrades for HMO compliance

HMO properties require enhanced electrical provision to accommodate multiple occupants safely. Our electrical upgrade service ensures your property meets both regulatory requirements and modern tenant expectations.

Socket installation

✓ Installation of additional double sockets to meet HMO requirements (minimum three double sockets per bedroom as per HMO council standards)
✓ Strategic positioning for optimal functionality (bedside, desk areas, and general use)
✓ All works carried out by qualified electricians and certified to BS 7671 (18th Edition Wiring Regulations)

Consumer unit upgrades

Where required, we upgrade or replace outdated fuse boards with modern consumer units, ensuring the electrical system can safely handle increased demand from multiple occupants.

Electrical safety compliance

We ensure all electrical systems and installations are fully compliant with the latest safety standards, reducing the risk of electrical hazards and keeping your property safe for tenants.

Internal reconfiguration and layout optimisation

Maximising occupancy while maintaining HMO compliance is crucial for increasing your rental income. Our internal reconfiguration services allow you to optimise your property layout and add more rooms, all while adhering to HMO council requirements.

✓ Conversion of communal spaces into additional bedrooms, where possible and compliant.
✓ Reconfiguration of property layouts to maximise occupancy without compromising on safety or comfort.

We work closely with you to understand your goals and ensure the reconfiguration adds value and meets all compliance guidelines.

HMO kitchen refurbishment and upgrades

Shared kitchens in HMO properties face intensive use and must be appropriately sized and equipped for the number of occupants. Our kitchen refurbishment service addresses both functional requirements and compliance standards.

Full kitchen renovation:

✓ Complete strip-out and replacement of existing kitchen installations
✓ Installation of new kitchen units, worktops, and appliances
✓ Plumbing works for sinks, waste disposal, and appliance connections
✓ Electrical works for cookers, extraction, and appliance circuits
✓ Flooring installation using durable, easily maintained materials
✓ Wall tiling to splashback areas for hygiene and maintenance

Kitchen refacing and upgrading

✓ Replacement of kitchen cabinet doors, drawer fronts, and handles
✓ New hinges and soft-close mechanisms for improved functionality
✓ Worktop replacement or refurbishment
✓ Sink and tap upgrades
✓ Addition of storage solutions to meet occupancy requirements
✓ Application of fresh decoration and finishing

Painting, decoration & finishing works

We provide professional painting and decoration for bedrooms, communal areas, stairwells, and shared spaces, using durable, HMO-appropriate finishes. Our quality workmanship enhances tenant satisfaction, increases property value, and creates positive impressions during licensing inspections, ensuring your HMO is both visually appealing and market-ready.

Gardening maintenance and upkeep

Many HMO licences require landlords to maintain outdoor areas to prevent rubbish accumulation and uphold neighbourhood standards. Our gardening and external maintenance services ensure your property meets HMO presentation requirements and complies with all local council regulations.

HMO licensing - what our HMO refurbishment & compliance service covers

We provide a practical, end-to-end HMO refurbishment and compliance service designed to prepare your property for a smooth and successful HMO licence application. Our role is to ensure the property meets all required standards safely, legally, and efficiently.

What we deliver
- ✔ Comprehensive HMO compliance services to prepare your property for a licence application
- ✔ Fire safety installations meeting all regulatory and council requirements
- ✔ Electrical upgrades and certification to HMO standards
- ✔ Internal reconfigurations and layout modifications for optimal compliance and yield
- ✔ Kitchen refurbishment or upgrade to meet occupancy requirements
- ✔ Professional decoration and finishing throughout
- ✔ Garden maintenance and external presentation works
- ✔ Project management coordinating all trades and works
- ✔ Appropriate certifications for fire doors, electrical works, and installations
- ✔ Guidance on HMO compliance requirements specific to your London borough
What remains your responsibility (or your agent's)
- ✖ Formal HMO licence application submission to the council – we do not apply for the HMO licence on your behalf. The application must be submitted by the property owner or an authorised managing agent.
- ✖ Planning permission applications (where change of use or extensions are proposed) – we do not apply for planning permission (e.g. change of use or Article 4 applications). This must be handled by the owner or their appointed planning consultant.
- ✖ Building Control applications and final sign-off
- ✖ Ongoing property management and tenant placement
We prepare your property to be fully compliant and ready for licensing - the formal applications and ongoing management remain within your control or that of your appointed professionals.

HMO licence requirements in London

HMO licensing requirements vary across London boroughs, with many councils operating additional schemes that extend beyond mandatory HMO regulations. Our experience spans all London boroughs, including those with the most comprehensive licensing requirements.

We stay current with borough-specific requirements, licence conditions, and enforcement approaches, ensuring your refurbishment works align precisely with your local authority's expectations. Whether your property falls under mandatory HMO licensing (five or more occupants forming two or more households) or is subject to additional or selective licensing schemes, we deliver the compliance works needed to support a successful licence application.

Most mandatory HMO licences in London require:

Property standards

✓ Minimum room sizes (typically 6.51sqm for single occupancy, 10.22sqm for double)
✓ Adequate bathroom and kitchen facilities based on occupancy
✓ Sufficient heating and natural lighting
✓ Fire safety measures (fire doors, fire alarms, fire extinguishers, fire blankets)
✓ Electrical safety (EICR certificate, adequate sockets)
✓ Gas safety (annual certificates for all gas appliances)

Management standards

✓ Property maintained in good repair
✓ Adequate rubbish disposal facilities
✓ Gardens and external areas maintained
✓ Prompt repairs and maintenance
✓ Tenant safety and wellbeing

Get your free HMO refurbishment quote today

Free quote online

Why choose us for HMO safety compliance

We provide a streamlined solution for HMO property owners, ensuring that all legal safety requirements are met in one comprehensive service. Whether it's electrical safety, gas certification, or fire safety compliance, we handle everything so you don’t have to.

One-stop solution for full safety compliance

From the initial compliance assessment to the final installation and certification, we handle every aspect of your HMO conversion. We handle both refurbishment and compliance work for your property. You won’t need to coordinate with multiple contractors, saving you time and hassle.

Specialist HMO compliance knowledge and experience

Navigating London's HMO regulations requires a detailed understanding of borough-specific requirements, fire safety legislation, and housing standards. With over 10 years' experience in both HMO refurbishment and compliance, our team stays up-to-date with the latest regulations to ensure your property meets all legal safety standards and is fully certified and tenant-ready.

Simplified council inspections

All HMO refurbishment work is completed to local council standards and fully certified. This ensures your property is HMO inspection-ready and meets all requirements for licence approval - reducing the risk of failed inspections, unexpected remedial notices, and delays to your HMO licence

Qualified, experienced tradespeople

All HMO compliance and refurbishment works are completed by Gas Safe-registered engineers, qualified electricians, and certified tradespeople with extensive experience in meeting London council HMO standards.

Risk reduction and investment protection

Non-compliant HMO properties risk council enforcement action, substantial fines, and rental income restrictions through Rent Repayment Orders (RROs). Our end-to-end HMO compliance and refurbishment service ensures all required standards are met before your HMO licence application, helping you pass council inspections, protect your investment, and maximise your property's lettable value.

End-to-end project management

A dedicated account manager oversees your HMO refurbishment from start to finish - coordinating all trades, serving as your single point of contact, and ensuring the work is completed on time and ready for council inspection.

Certified by:

Case Study

Navigating HMO Compliance for a Council-Managed Property in North London Introduction

A company faced challenges converting a property into migrant worker accommodation. Unfamiliar with local regulations, they invested in renovations without the necessary HMO license. Located in a council-managed North London area, the property required specific compliance measures. This case study details the company’s journey to meet HMO regulations and the solutions we provided.

The Client’s Challenge

The client, a company with plans to sponsor migrant workers, invested in a property at auction without fully understanding its background, location, or regulatory needs. After a £50,000 renovation - transforming the living room into an additional bedroom and adding an extra bathroom to increase capacity, changing boilers, pipes and rewiring it completely - they were unaware that the property was situated in a council - managed area requiring mandatory HMO compliance. Just seven days after the workers moved in, neighbours raised concerns about the property’s compliance with HMO regulations. The local council inspected the property and issued a 14 - day enforcement letter, outlining several mandatory improvements the company needed to make to meet HMO standards.

The Solution

Upon receiving the council's enforcement letter, the company turned to us for guidance. We quickly assessed the property and identified the key compliance issues that needed to be addressed, including:

Proper Room Allocation: The property, although well-renovated, needed clearer room designations that met the council’s guidelines for safe and adequate living space per tenant.
Fire Safety: We ensured that fire safety regulations were properly adhered to, including the installation of fire doors and smoke alarms throughout the property.
Sanitation Facilities: The additional bathroom was a great step, but certain standards needed adjustment, including water pressure and drainage requirements.
Legal Requirements for Occupancy: Since the tenants had already moved in, we provided guidance on the process of applying for an HMO license retroactively, despite the complications involved.
Emergency Lighting: We had to install the mandatory emergency lighting and provide an escape route for all tenants.
Mandatory certificates: Although the client had Gas certificate and EICR in place, we had to conduct EPC, Floor plan, PAT testing on all appliances to ensure that all needed documentation is in place.

The Process

We followed a clear, structured process to help the client meet HMO compliance:

Property Assessment: We conducted a thorough inspection of the property, creating a compliance checklist based on the council's 14-day enforcement letter.
Implementing Fire Safety Measures: Our team coordinated the installation of fire doors, smoke detectors, and appropriate exit routes.
Ensuring Adequate Facilities: The existing renovations were enhanced to comply with sanitation and living space requirements, such as improving bathroom facilities and confirming that each bedroom had adequate space per tenant.
Documentation and HMO License Application: We helped the company submit the necessary documentation for their HMO license, guiding them through the required forms and processes with the local council.

Results/Outcome

The property was brought into full compliance within the 14 -day enforcement period, with the client investing an additional £9,500 on top of the £50,000 they had already spent on initial renovations. However, compliance did not guarantee automatic licensing approval, as HMO applications should typically be submitted before tenants move in. Despite this setback, the client successfully filed the application, though delays in approval were anticipated due to the retroactive submission. While the process was costly and time -consuming, the property is now compliant with all local council regulations. The company is better equipped to manage future properties with a clear understanding of the importance of securing HMO licensing early on in the process.

Conclusion

This case highlights the complexities of purchasing properties at auction and the importance of understanding local regulations - particularly in council -managed areas in London. With proper guidance and quick action, we were able to help the client avoid severe penalties and ensure their property met all HMO compliance standards. If you’re looking to convert your property into an HMO in London, contact us today for expert advice and support.

HMO refurbishment and compliance - FAQs

How to be HMO compliant?

To be HMO compliant in the UK, you must have an HMO licence if you rent to 5 or more people from 2 or more households who share facilities. You need to meet strict safety standards (fire alarms, gas and electrical certificates), provide adequate facilities (bathrooms, kitchens), and follow minimum room size regulations. Proper management, including regular maintenance and waste disposal, is required, and key contact details must be displayed for tenants.

Can a family of 4 live in a 1 bedroom apartment in the UK?

It is legal for a family of four to live in a one-bedroom apartment in the UK, although it might not be ideal. The law does not specifically prohibit overcrowding, but it may affect the eligibility for some social housing benefits if it affects quality of life.

Can a council refuse an HMO licence?

Yes, a council can refuse to issue a license for an HMO (House in Multiple Occupation). If the property does not meet the required standards, if the applicant or manager is deemed unfit, or if the management arrangements are not satisfactory, councils can refuse a licence.

What is an HMO property?

An HMO (House in Multiple Occupation) is a property rented out by three or more tenants from different households who share common areas like the kitchen, bathroom, or living space. HMOs typically require specific safety and legal standards to ensure the property is safe for multiple tenants, including fire safety measures and compliance certificates like EPC, EICR, and gas safety certificates.

What are the conditions of running an HMO?

To run an HMO, landlords must meet legal safety standards, including having a valid Gas Safety Certificate (renewed annually), Electrical Installation Condition Report (EICR, renewed every five years), and Energy Performance Certificate (EPC). Fire safety measures, such as smoke alarms, fire doors, and emergency lighting, are mandatory. The property must meet minimum space standards for bedrooms and communal areas, with working sanitation and heating systems. Depending on the property's size and location, an HMO license may also be required to ensure compliance with local regulations.

What do HMO inspections look for?

HMO inspections check for fire safety measures, such as smoke alarms, fire doors, and emergency lighting. Inspectors verify that the property has a valid EICR for electrical safety and a Gas Safety Certificate for gas appliances. They also assess living conditions, ensuring the property meets space requirements, has proper ventilation, heating, and sanitation, and that communal areas are safe and well-maintained. Any issues found during the inspection must be resolved to meet compliance standards.

How long does it take to complete a PAT test?

This will depend on the number of appliances that need to be tested. On average, an experienced electrician can perform a PAT test in a rental property in about 1 hour. Large commercial spaces with many pieces of equipment to check will, of course, take longer.

Can't find the answer you're looking for?
Visit our Help Center.