Void and turnaround refurbishment in the West Midlands

From Walsall, Sutton Coldfield to the smaller towns, we provide HMO void refurbishment services across the West Midlands.

HMO rules in the West Midlands vary council by council, so we check the right one for your address before quoting.

Quotes itemised so you can compare

Free survey and fixed written quote

Designed around the local council's HMO standards

Free survey in the West Midlands

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

We plan each HMO void refurbishment job in the West Midlands around the local council's amenity standards, which set out kitchen, bathroom and room-size requirements for shared houses.

In the West Midlands, as everywhere in England, a house with five or more people forming two or more households needs a mandatory HMO licence. Some councils go further with additional licensing or Article 4 directions, as the table shows.

HMO rules across the West Midlands' councils

Council	Additional licensing	Selective licensing	Article 4 (small HMOs)
Birmingham City Council	In force Whole city, 5 June 2023 to 4 June 2028	In part of the area 25 of the city's 69 wards, 5 June 2023 to 4 June 2028	In force Whole city, in force since 8 June 2020
Coventry City Council	In force Whole city, 4 May 2025 to 3 May 2030	None found	In part of the area 11 wards, including Earlsdon, Foleshill, Lower and Upper Stoke, Radford, St Michael's and Westwood, since 30 September 2023
Dudley Council	Not confirmed	Not confirmed	In force Whole borough, since 15 September 2023
Sandwell Council	In force Whole borough, 1 October 2024 to 30 September 2029	None found	Proposed Cabinet approved an immediate borough-wide direction on 14 October 2026; not confirmed as in force when checked
Solihull Council	Not confirmed	Not confirmed	Proposed The council is exploring a direction for smaller HMOs; none in force when checked
Walsall Council	In part of the area Nine wards: Palfrey, Paddock, Pleck and St Matthew's (to 31 August 2027), and Bentley and Darlaston North, Birchills Leamore, Blakenall, Darlaston South and Willenhall South (to 30 June 2028)	None found	In force Whole borough, since 1 October 2025
City of Wolverhampton Council	Proposed The council is preparing a consultation on a scheme for smaller HMOs	Proposed The council is preparing a consultation on a scheme for designated areas	In force Whole city, since 14 September 2017

Checked October 2026. Mandatory licensing for five or more people applies in every council. Schemes change, so we confirm the position for the address before work starts.

Councils in the West Midlands where we found an Article 4 direction for small HMOs in force, in all or part of their area: Birmingham City Council, Coventry City Council, Dudley Council, Walsall Council, City of Wolverhampton Council. Article 4 directions are due to start or proposed in: Sandwell Council, Solihull Council. Additional licensing applies in all or part of: Birmingham City Council, Coventry City Council, Sandwell Council, Walsall Council.

Our HMO void refurbishment service in the West Midlands

We turn round empty HMO rooms in the West Midlands 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 the West Midlands are harder to predict. We agree standard finishes and a set checklist with landlords across the West Midlands, so a room can be put right without waiting on decisions.

Deep clean of the room and nearby shared areas
Move-out inspection with dated photos
Gas safety and electrical report dates reviewed
Fire door, closer and alarm checks
Repairs, filling and redecoration to an agreed standard

Towns we cover in the West Midlands

Questions about HMO void refurbishment in the West Midlands

Can you work on a house I haven't bought yet in the West Midlands?

Yes. We can survey before you buy and tell you the likely room count, the planning and licensing position and a guide cost, so you can decide with the facts in front of you.

How long does an HMO conversion in the West Midlands take?

It depends on the size of the house and the work involved. Your written quote includes a programme for each stage, and any planning or licensing time is shown separately.

Does a converted HMO in the West Midlands need a licence?

Yes if five or more people from two or more households will live there, because mandatory licensing applies in every council in England. the local council may also license smaller HMOs, which we check for the address.

Do you handle building regulations for conversions in the West Midlands?

Yes. An HMO conversion often involves building regulations work such as fire protection, new partitions and drainage, and we arrange approval and inspections with local authority building control or a registered building control approver.