How it works

Every project follows the same order, from the first call to handover. At each stage you know what we need from you, what you receive and what you need to decide.

1. Tell us about the house. Call, use live chat or send the form. You provide: the address or postcode, whether you own the house or are buying it, how many people you hope to house, and any council letters or inspection reports. We reply within one working day.
2. Free survey. We measure every room, look at the layout, condition, services and fire safety, and check your council's licensing and planning position for the address. You provide: access, plus any existing plans, certificates or licence documents. You receive: our findings on how many lettable rooms the house could take within the council's standards.
3. Design and drawings. You receive: measured floor plans and a proposed layout showing room sizes, kitchens, bathrooms and the escape route. Decision point: agree the layout and specification, or ask for changes.
4. Fixed written quote. You receive: an itemised quote for the agreed specification, with council fees shown as separate. Decision point: accept it, change the specification, or decide not to go ahead.
5. Planning and approvals. If the house needs planning permission, for example because of an Article 4 direction or because it will be a large HMO, we prepare the application. We also arrange building regulations approval where the work needs it. Decision point: work that depends on a council decision starts only once that decision is made.
6. Programme. You receive: a programme showing the order of works, the key stages and when we need your choices on finishes and fittings.
7. Works. S&K and vetted subcontractors working under S&K carry out the work. We keep a photographic record and update you at each stage. Decision point: any change you ask for is priced in writing first.
8. Certificates and handover. You receive: the keys and the documents for the house. Depending on the work, these can include the gas safety record, EICR, fire alarm and emergency lighting certificates, building control sign-off and the photographic record.
9. Licence application (optional). If the house needs a licence, we prepare a licence application pack with floor plans, room sizes, certificates and fire safety details. You provide: details of the proposed licence holder and manager for the council's fit and proper test. The council sets the fee and makes the decision.
10. Management (optional). We can find tenants and manage the house on terms agreed in writing for that property, or you can manage it yourself.

What if the house is already an HMO?

If you have a council inspection report, licence conditions to meet or a tired house to bring up to standard, the same steps apply. The survey starts with the items the council has raised, and the quote prices them line by line.

Ready to start? Contact us, or use our quote tool for a guide price first.