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Victorian terraced houses in London: yellow stock brick, white stucco window surrounds and bay windows under mature street trees

HMO Conversion From the planning route to a licence-ready shared house, one team for landlords and investors. Free HMO route check before you buy.

Our track record

100% of projects delivered ahead
of programme and on budget

What our team brings

  • 10,000+homes taken through planning by our team
  • 4 weeksfrom a derelict London club to four costed options for up to seven homes
  • 60%of the people on site are our own, so no trade holds up your first let
  • 0snags at handover, every certificate ready for the licence

The route decides how many rooms you can let

A house in Class C3 may turn into a small HMO of up to six people without an application, unless the council has made an Article 4 direction. Seven or more sharers is a large HMO, outside every use class, and always needs planning permission. A shop, office or pub has no shortcut at all. We confirm the route for your address first, free.

Then one team lays the rooms out to the council's licence standards, prices the works before you exchange, and builds the conversion to handover with the certificates in the file.

Finished lower-ground living room under a large rooflight, two sofas around a timber coffee table

Trusted by leading businesses

  • Trainline
  • Auto Trader
  • YouTube
  • Medusa
  • Fuse
  • Drakes
  • PTOS
  • Close Connections
  • Marnie
  • Vortex Post
  • Minds Ahead
  • Missy
  • Fora
  • Gama Healthcare
  • Equinix
  • Hubble
  • B-Engineering

Everything an HMO conversion needs, under one contract

Aerial view over the terraces and mansion blocks of St John's Wood, London, towards the West End skyline

Route check: C4, Article 4 or sui generis

Permitted development for up to six sharers, an application where a direction applies, sui generis consent for seven or more: confirmed for your street before you commit.

Colour-coded upper floor plan of a London corner building laid out room by room, from our Allitsen Road design study

A layout that passes

Every bedroom above the national minimums, kitchens and bathrooms to the borough's amenity ratios, and the escape route drawn in from the first sketch.

Open services cupboard during the works: new distribution boards, labelled cabling and containment

Licence-ready works

FD30 doorsets with closers and strips, interlinked alarms, a full rewire and the gas, electrical and alarm certificates for your application.

Vacant white-painted former club on a London street corner, three storeys with green banding

Commercial buildings to HMO

A shop, office, pub or club turned into a shared house through full change of use, with structure, services and fire separation rebuilt for homes.

Upper floor of a vacant London building at survey: sash windows, stripped plaster and boarded fireplace

Cost plan before purchase

We survey the building and price the conversion item by item before you exchange, so the yield in your appraisal is the yield you build.

Finished kitchen and dining room with a marble-topped island, glazed doors and a table for eight

One contract to handover

Design, consent and Building Control sign-off, then every trade on one contract, ending in a finished house ready for its first tenants.

How it works

How an HMO conversion runs with Craftex

01

Free route check

Send us the address and what the building is used for today. You hear plainly which consent the change needs and how many rooms it can hold.

02

Layout and cost plan

We measure the building, draw the rooms against the council's standards and price the works before you exchange or instruct.

03

Planning and Building Control

Where an application is needed we prepare and submit it. The fire strategy and the Building Regulations approval run alongside, not after.

04

The build

Strip-out, partitions, fire doors, services, kitchens and bathrooms, run by one site team with weekly quality checks.

05

Handover

Zero snags, keys, and one folder holding the completion certificate and every test certificate the licensing officer will ask to see.

Cover of the free Craftex Guide to Change of Use and Prior Approval

The Craftex Guide to Change of Use and Prior Approval

The planning routes in one place: full applications, prior approval and lawful development certificates. Time limits, the documents each route needs and the usual reasons councils refuse. Read it before you apply for an HMO.

Our promises

Six promises, written into your contract

Not marketing lines. These are the terms every HMO conversion is built to.

  1. One team from route check to keys

    Planning, layout, Building Control and every trade under one contract, so nothing falls between consultants.

    Allitsen Road: four options, one team, four weeks

  2. The agreed number is the number paid

    Changes only in writing, priced before the work starts.

    Every Craftex contract

  3. Rooms drawn to pass the licence

    Room sizes, amenity ratios and the escape route checked against your borough's schedule before a wall goes up.

    National bedroom minimums of 6.51 m² and 10.22 m², plus the council's own standards

  4. Built faster with our own labour

    Around 60% of the people on site are ours, so the programme never waits for a subcontractor.

    Portsoken House: 1,550 sq m converted in 7 months

  5. Covered for your lender

    £10M public and employers' liability, professional indemnity on request, ISO 9001, 14001 and 45001, CHAS.

    Public and employers' liability cover of £10M each

  6. Zero snags, every certificate

    Handed over with the paperwork your licence application and your insurer need.

    12-month defects liability, extendable

Example quotation for a house to six-room HMO conversion from another contractor, total circled, with the note: send it to us, we will beat it

Already have a quote? Send it to us. We'll beat it.

Have an HMO conversion quote from another builder? Send it to us and we come back with a better price for the same scope, and a date you can let from. Or talk it through with our team first.

Compare your quotes

Where HMO conversions usually go wrong, and what we do instead

Hold any quote up against this. The risks are the same on every house; who carries them is not.

AreaThe usual riskWith Craftex
The planning routeA house bought for seven lets, then refused: the street already has too many HMOs.Use class, Article 4 and the council's HMO policy checked for the address before you exchange.
The room countA layout that loses two bedrooms at the licence inspection.Each room measured against the national minimums and the borough's schedule while it is drawn.
Fire safetyFire doors hung without closers or strips, and failed by the inspector.FD30 doorsets, interlinked alarms and the protected route built to the council's fire guidance.
The final billA price per room quoted before anyone has opened a wall.A surveyed figure you sign before work starts; changes only in writing.
Who is responsibleArchitect, planning consultant, builder and electrician, each pointing at the other.One contract and the same directors from the first visit to the keys.
Handover and licenceMonths chasing certificates while the rooms sit empty.Zero snags, and the test certificates in the file on the day you get the keys.

HMO conversion cost in London, 2026

Our 2026 rates per m² of gross internal floor area, construction only, ex VAT and fees. The per-room figure assumes about 22 m² of the building for each letting room. Your fixed figure comes after a survey.

TierWhat it covers£/m²Per letting room
Light HMO worksHouse with the layout kept: FD30 fire doors, interlinked alarms, rewire, kitchen and bathroom upgrades, decoration1,040–1,300£23,000–£29,000
Standard HMO conversionHouse reconfigured: new partitions, en-suites to most rooms, services rerouted, a larger shared kitchen1,400–1,750£31,000–£39,000
Full HMO conversionBack to the shell, or a shop, office or pub converted: structure, all new services, fire strategy, thermal upgrade, an en-suite to every room1,760–2,200£39,000–£48,000

Free cost calculator

What will your HMO conversion cost?

Enter the floor area and pick a tier. You get a range straight away, based on our 2026 London rates.

Your estimateEnter your spaceex VAT and fees Get a fixed figure

Indicative, ex VAT and fees. The build only, on gross internal floor area. Planning, Building Control and licence fees are extra. Your fixed figure follows a survey.

Our team

  • in

HMO conversion: your questions

Do I need planning permission to convert a house into an HMO?

Not always. A family house (Class C3) can become a small HMO for three to six unrelated sharers (Class C4) under permitted development, Class L of the General Permitted Development Order, unless an Article 4 direction removes that right. Seven or more residents takes the house outside Class C4, so planning permission is always needed. We confirm which applies to your address before you buy.

What is a sui generis HMO?

An HMO for more than six residents. It sits outside the use classes ("of its own kind"), so it always needs full planning permission, in every borough. Councils weigh how many HMOs the street already has, room sizes, amenity space, bins, bikes and parking. We draw the layout and write the application with that policy in front of us.

What are the minimum room sizes in an HMO?

A bedroom for one person over 10 must be at least 6.51 m², for two people over 10 at least 10.22 m², and for a child under 10 at least 4.64 m². A room under 4.64 m² cannot be used for sleeping, and floor under a ceiling lower than 1.5 m does not count. Councils add their own amenity standards and often larger rooms, so we measure against the borough's schedule, not only the national figures.

Do Building Regulations apply to an HMO conversion?

Yes, wherever the works are controlled: new partitions, fire separation, structural openings, drainage, electrics and new bathrooms. Turning a shop, office or pub into a shared house is also a material change of use under the Building Regulations, so fire, sound, energy and access standards apply. We run the Building Control application and hand over the completion certificate.

How long does an HMO conversion take?

Planning first, where it is needed: the council's target for a non-major application is eight weeks, longer only by written agreement. A house converted under permitted development can start once the design and Building Control are in place. On site, the completion date is fixed in your contract after the survey, not quoted as generic weeks.

Do you find HMO properties for investors?

Yes. Through our development property sourcing service we look for buildings where the HMO route and the numbers both work. Then the same team checks the consent, prices the conversion and builds it.

What is an Article 4 direction for HMOs?

A council order that removes the permitted development right to turn a house into a small HMO in a defined area. It does not ban HMOs: the change then needs a planning application, judged against the council's HMO policy. Newham's direction has covered almost the whole borough since 2013, Tower Hamlets has one, and Hammersmith and Fulham agreed in February 2026 to make one. Read our guide to Article 4 directions in London.

Do I need an HMO licence?

Yes, if five or more people from two or more households share a kitchen, bathroom or WC: mandatory licensing applies anywhere in England. Many London boroughs also license smaller HMOs through additional licensing schemes. A licence lasts up to five years and is separate from planning, so you may need both. The landlord applies for it; we build the works to its conditions and hand over the certificates the application asks for.

What fire doors and alarms does an HMO need?

It depends on the house and its storeys; councils judge it against the LACORS housing fire safety guidance. A shared house of up to two storeys usually needs interlinked mains smoke alarms on each floor and a heat alarm in the kitchen. From three storeys, a 30-minute protected escape route with FD30 doors to every risk room is expected. Doors fail on detail, closers, intumescent strips and gaps, so we fit and check every doorset ourselves.

How much does an HMO conversion cost?

On our 2026 rates, £1,040 to £1,300 per m² for light works with the layout kept, £1,400 to £1,750 for a reconfigured house with en-suites, and £1,760 to £2,200 for a full conversion back to the shell or from a commercial building. Construction only, ex VAT and fees. A 130 m² house becoming six letting rooms on the light tier comes to about £135,000 to £169,000. Your fixed figure comes after a survey.

Can a shop, office or pub become an HMO?

Yes, through a full change of use application: no permitted development right takes a shop, office or pub straight to an HMO. The council looks at room sizes, amenity, bins and bikes, and the loss of the existing use; for a pub, expect to show it was marketed without success. At Allitsen Road we built that evidence plan for a former club before any drawing went to the council.

What is the free HMO route check?

A director reads what you send (address, current use, listing details or floor plans), looks up the planning history, any Article 4 direction and the borough's licensing scheme, and replies with the route, a realistic room count and a first cost range. No charge and no obligation.

What our clients say

See all reviews on Google
  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

Send us the address for a free HMO route check

Tell us where the building is and how it is used today. We come back with the planning route, the rooms it can realistically hold and what to check before you buy.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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