Most of the cost and risk in an HMO is decided at the design stage. In Heanor we start by measuring every room and checking Amber Valley Borough Council's position on licensing and planning, then build the specification around it.
You get one point of contact for the whole job, a fixed price for the agreed specification and a written programme showing when each stage happens.
HMO rules in Amber Valley Borough Council
| Rule | Amber Valley Borough Council |
|---|---|
| Mandatory HMO licence (5+ people) | In force everywhere in England |
| Additional HMO licensing | Not confirmed |
| Selective licensing | Not confirmed |
| Article 4 direction for small HMOs | Not confirmed |
Checked October 2026 against Amber Valley Borough Council's HMO licensing page. Schemes change, so we confirm the position for your address before any work starts.
We couldn't confirm Amber Valley Borough Council's Article 4 position from its own website, so we check it with the council for the address. Seven or more occupants always needs planning permission. We couldn't confirm whether Amber Valley Borough Council runs additional licensing, so we check with the council for the address.
How we handle HMO void refurbishment work in Heanor
We turn round empty HMO rooms in Heanor between tenancies: inspection, repairs, redecoration, a deep clean and safety checks, finished with photos you can use to advertise the room. Each job is quoted per room or per job after we have seen it.
Because tenants can now give notice at any point in the year, voids in Heanor are harder to predict. We agree standard finishes and a set checklist with landlords across Derbyshire, so a room can be put right without waiting on decisions.
- Move-out inspection with dated photos
- Fire door, closer and alarm checks
- Deep clean of the room and nearby shared areas
- Completion photos ready for advertising the room
- Gas safety and electrical report dates reviewed