Key takeaways
- Check planning, licensing and your mortgage before you commit – these can all affect whether and how you convert.
- Plan the furniture early, once you know the room count and sizes, so you aren't scrambling at the end.
- Install the furniture last, after building works and decorating, so nothing gets damaged or dusty.
- Our HMO rooms start from £679 + VAT, installed in a single visit with all packaging removed.
The big picture
Converting a house to an HMO is a project with several stages, and the order matters. Building work, safety measures and decorating all have to be finished before furniture goes in – but the furnishing needs planning well before then. This guide sets out a sensible order of events. The exact steps, and how long each takes, will vary with the property, your council and your builders.
If you're still deciding whether an HMO is the right route, see our guide to HMO vs buy to let first.
1. Before you commit: rules and finance
Before you buy or start work, check the following with your local authority and lender:
- Planning – converting a house to an HMO may need planning permission in some areas.
- Licensing – whether the property needs an HMO licence depends on its size and your council. Councils differ, so always check locally.
- Mortgage – not every lender offers HMO mortgages.
- Room sizes – licensed HMO bedrooms in England must be at least 6.51m² for one adult, which affects how many rooms you can create.
These checks decide how many lettable rooms you will have – and therefore your budget.
2. Plan the layout and room count
Once you know the rules, decide how many bedrooms the house can support and what shared space is left for the kitchen, lounge and bathrooms. Measure every room. This is the point to start thinking about furniture, because the size of each room determines what will fit.
Our HMO furniture packs come in four room configurations: Essential, Essential Spacesaver, Homestudy and Homestudy Spacesaver. Spacesaver packs are designed for smaller rooms, and Homestudy packs add a desk and study chair. See our guides on small HMO rooms and the furniture HMOs need for more detail.
3. Building works and safety measures
Structural work, new walls, electrics and plumbing come next, along with the safety measures an HMO needs, such as fire doors, alarms and escape routes. Furniture compliance is separate from these building duties, but both matter at inspection. Our guide on furniture fire safety regulations explains the furniture side.
While the builders are in, don't order furniture yet – but do use this time to confirm the number of rooms, the finish and the range you want.
4. Get a quote and fix the budget
A few weeks before the works finish is a good time to ask for a quote. Send us a floor plan, property link, photos or a short walkthrough video, along with your room count and tenant type. We'll recommend the right configuration and range for each room and send a fixed quote.
| Range | Rooms from (+ VAT) |
|---|---|
| Classic | £679 |
| Classic Premium | £699 |
| Bora | £719 |
| Haus Kraft | £729 |
| Leona | £729 |
| Pietra Griega and Herringbone | £759 |
| Scandi and Linear | £799 |
Don't forget the shared areas. Our guides on the cost of furnishing an HMO and furnishing HMO communal areas show how to budget for the lounge, dining area and kitchen as well as the bedrooms.
5. Sort out how to pay
Conversion costs add up quickly, so it's worth deciding how to fund the furniture while you're still planning. We offer lease finance over 3–5 years or a 60-day payment plan, subject to status, with the option to own the furniture at the end of the term. Our guide to leasing vs buying furniture weighs up both options.
6. Decorate, then book the install
Painting, flooring and cleaning should be complete before furniture arrives, or it risks being marked or covered in dust. Once your finish date is firm, agree a delivery date with us and we'll schedule delivery and installation around your refurb or tenancy schedule.
7. Delivery and installation
Our team delivers, builds and places everything in a single visit, then removes all packaging and waste, leaving the property clean and ready to let. Every room is furnished to the same standard, which keeps the house consistent, and all hard furniture comes with a 3-year no-quibble warranty.
8. Final checks and first tenants
Do a final walk-through of each room and the shared areas, and take photos for your listing and inventory. Then check your licence and safety paperwork is in place before anyone moves in. A tidy, well-furnished house lets faster and helps you reduce void periods from day one.
Frequently asked questions
When should I order furniture for an HMO conversion?
Plan and ask for a quote a few weeks before the building works finish, then book installation once decorating is complete and your finish date is firm. Don't have furniture delivered while work is still going on.
How much does it cost to furnish an HMO conversion?
Our HMO bedroom furniture packs start from £679 + VAT per room, installed. You'll also need to budget for shared areas such as the lounge, dining area and kitchen.
Do I need planning permission to convert a house to an HMO?
It can be needed in some areas. Rules vary between councils, so check with your local planning authority before you buy or start work.
What do I need to send you to get an HMO furniture quote?
A floor plan, property link, photos or a short walkthrough video, plus your room count and tenant type. We'll recommend a pack for each room and send a fixed quote.
