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Renovated Victorian red-brick house at dusk with lights on in every room

HMO conversions, licensing and management across the Midlands

One team to design, build, license and run shared houses, from a single room upgrade to a full house conversion. Every job starts with a measured survey and a check of your council's rules.

  • Free survey and fixed written quote
  • Layouts designed to licensing room sizes
  • Planning and Article 4 checked for the address
  • Management and guaranteed rent once it's finished
Plan your roomsCall 0800 088 6341

Get a free survey and written quote

Tell us about the property. We reply within one working day.

How many rooms could your house let?

Set the storeys and rooms. The drawing and the rules update as you go, so you can see when a licence, planning permission or extra fire protection comes in.

Storeys
6
0

A guide to the national rules in England. Room sizes, council standards and your council's local schemes decide the final layout.

Price this layout

    Everything an HMO needs, from first drawing to rent day

    Four parts of one service. Use one, or let one team carry the house from purchase to a full, licensed let.

    From stud wall to signed tenancy

    A conversion is mostly decided before the plasterboard goes up: where the walls go, which doors must be fire doors, and how many people each bathroom serves.

    During the works

    New partitions follow the room schedule agreed at design stage, so each bedroom meets the council's minimum size and the escape route stays protected.

    Ready to let

    Rooms are finished to a standard that photographs well and stands up to sharers: hard-wearing floors, good storage and en-suites where the layout allows.

    Why landlords and investors use one team

    Rooms planned before walls go up

    We draw the room schedule first, so every bedroom meets the size rules and the escape route stays protected.

    Licensing built into the design

    Fire doors, alarms and shared facilities are specified for the licence, not bolted on after an inspection.

    The same team after handover

    We can manage the house we built, with the drawings, certificates and specification already on file.

    Midlands councils, checked

    Additional licensing and Article 4 rules differ across the region. We check the council for the exact address.

    What happens after you get in touch

    1. Tell us about the house

      Call, chat or send the form with the address and what you want to achieve.

    2. Free survey

      We measure every room, look at the layout and check the council's licensing and planning position for the address.

    3. Fixed written quote

      You get an itemised quote for the agreed specification, with drawings and a programme.

    4. Works and handover

      We build to the programme and hand over certificates, drawings and a photo record, ready for licensing.

    Check your council's HMO rules

    Additional licensing and Article 4 directions vary across the Midlands' councils. Our checker shows the position we found for each council, with a link to the council's own page.

    Open the licensing checker

    Areas we cover

    Questions landlords ask

    What does Midlands HMO do?

    We design, convert, refurbish and manage houses in multiple occupation across the Midlands. That covers HMO conversions, fire safety and compliance work, licence and planning applications, management, tenant-find and guaranteed rent, and investor services such as sourcing, feasibility appraisals and turnkey projects. Midlands HMO is the HMO service of S&K Property Investments and Improvement Ltd, part of the S&K Group, based in Great Barr, Birmingham.

    Which areas do you cover?

    We cover all 12 Midlands counties: West Midlands, Staffordshire, Shropshire, Herefordshire, Worcestershire, Warwickshire, Derbyshire, Nottinghamshire, Leicestershire, Rutland, Lincolnshire and Northamptonshire. We work in England only, so the rules on this website are the rules for England. Our areas pages list the towns and council areas in each county.

    How does the free survey work?

    We visit the house at a time that suits you, measure every room and look at the layout, condition, services and fire safety. We also check your council's licensing and planning position for the address, including any additional licensing scheme or Article 4 direction. The survey is free with no obligation, and it gives us what we need to prepare your quote.

    How do your quotes work?

    After the survey we send a fixed written quote for the specification we agree with you. It is itemised, so you can see what each part of the work costs, such as the rooms, en-suites, kitchen and fire safety. If you change the specification, we price the change in writing before it goes ahead. Council fees are separate.

    Who carries out the work?

    S&K carries out the work with vetted subcontractors working under S&K. You contract with S&K for the whole job, so one company is responsible and you have one point of contact. Gas work is done by Gas Safe registered engineers, and electrical work and testing by qualified electricians.

    Do you handle planning and licensing?

    Yes. We check whether the house needs planning permission, building regulations approval or an HMO licence, prepare the floor plans and drawings, and can prepare and submit the applications for you. The council makes each decision, so nobody can promise the outcome. Planning, licensing and building control fees are set by the council or building control body and are extra.

    Planning an HMO in the Midlands?

    Book a free survey. We measure every room, check the licensing and planning position, and give you a fixed written quote.

    Get a guide priceCall 0800 088 6341
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