HMO Property Refresh & Decorating: Landlord Guide (2026)
Quick Answer
HMO properties need more frequent repainting than standard buy-to-lets due to higher footfall and wear. paint-myroom.com offers fixed-price property refresh packages for HMOs across the Midlands, with durable Dulux paint finishes, fast turnaround between tenancies, and VAT invoicing. Prices from £799 + VAT for smaller properties.
Houses in Multiple Occupation (HMOs) present unique challenges for landlords — higher tenant turnover, greater wear on decoration, and the constant pressure of meeting licensing standards. Regular, professional repainting is not just about aesthetics; it's a legal and commercial necessity for HMO operators who want to attract quality tenants, pass council inspections, and protect their asset value.
Why HMOs Need More Frequent Repainting
An HMO with 5 tenants experiences 5x the foot traffic of a single-let property. This accelerated wear means:
- Hallways, stairs and shared areas show visible wear within 12–18 months
- Individual bedrooms typically need refreshing every 2–3 years
- Kitchens and bathrooms in shared use degrade faster due to moisture and grease
- Scuffs, marks, and knocks accumulate much faster in shared corridors
- HMO licence renewal inspections often scrutinise decoration condition
💡 Tip: Schedule HMO common area repaints every 18–24 months rather than waiting for damage. This is cheaper than reactive repairs and keeps inspections smooth.
Fixed-Price HMO Refresh Packages
We can quote for complete HMO refreshes on a room-by-room basis or as a whole-property package for empty HMOs:
Whole Property Refresh — Fixed Prices (Empty HMO, Excl. VAT)
All packages include premium Dulux paint, preparation, and a 5-year workmanship guarantee. Whole-property packages for empty properties only. Room-by-room available for occupied HMOs.
Painting Occupied HMOs — Room by Room
Unlike standard buy-to-lets, HMOs are rarely fully empty. We understand this and offer flexible solutions:
- Individual bedroom repaints between tenants moving out and new tenants moving in
- Common area repaints scheduled to minimise disruption (evenings/weekends available)
- Phased repaints — we can work through an occupied HMO one room at a time
- Fast single-room turnaround — typically 1 day per bedroom
📅 For occupied HMOs, use our standard room-by-room quote calculator to price individual rooms. Each bedroom from £320 fully inclusive.
The Right Paint for HMOs
Standard emulsion used in owner-occupied homes doesn't stand up well to HMO wear. We specify durable finishes designed for high-footfall environments:
- Dulux Trade Vinyl Matt or Silk for walls — more washable and scrubbable than standard emulsion
- Dulux Trade Diamond Eggshell for woodwork — highly durable, easy to wipe clean
- Light and neutral colours (white, off-white, light grey) — less obvious scuffing between deep cleans
- Anti-mould additives available for bathrooms and kitchens at no extra charge
Using professional-grade paint in an HMO means your decoration lasts longer between repaints, reducing your overall maintenance costs.
HMO Licensing and Decoration Standards
Many local councils include decoration condition as part of HMO licence inspections. While there's no specific national standard for paint condition, inspectors typically look for:
- No visible mould or damp staining (moisture ingress or condensation)
- Decoration in reasonable repair — not peeling, cracking, or heavily stained
- Fire doors and fire-resistant coatings properly maintained
- Adequate lighting in all common areas
A professional repaint with documented VAT invoicing demonstrates to your local authority that you take property maintenance seriously — which supports smooth licence renewals.
🏠 paint-myroom.com has extensive experience working with HMO landlords across Leicestershire and Nottinghamshire. We understand inspection requirements and can advise on priority areas.
Areas Covered
- Leicester city — large HMO market across LE1–LE5 (student and professional lets)
- Loughborough — significant student HMO market around Loughborough University
- Nottingham — major student and professional HMO market across NG1–NG7
- Beeston and West Bridgford — Nottingham University overflow areas
- Coventry and Nuneaton — Warwickshire HMO market
- Derby — East Midlands HMO expansion areas
Frequently Asked Questions
Can you repaint an occupied HMO?
Yes — we offer room-by-room repaints for occupied HMOs. Each room is typically completed in one day, so disruption to tenants is minimal. We can also schedule common areas at evenings or weekends. Call 07949 704863 to discuss your specific situation.
How often should I repaint my HMO?
Common areas (hallways, stairs, landing, kitchen) every 18–24 months. Individual bedrooms every 2–3 years. Bathrooms every 2–3 years. A proactive maintenance schedule is cheaper than reactive repairs after damage accumulates.
Can you provide documentation for HMO licence inspections?
Yes — we provide a full VAT invoice for every job detailing what was done, which areas, and the specification of paint used. This documentation is useful for licence renewals and demonstrates proactive property management.
Do you offer discounts for HMO landlords with multiple properties?
Yes — HMO landlords managing multiple properties can access preferential rates. Call 07949 704863 to discuss a service agreement.
What paint do you use in HMOs?
We use premium Dulux Trade paint — typically Vinyl Matt or Silk for walls (more washable than standard emulsion) and Diamond Eggshell for woodwork (highly durable). These are included in our fixed price at no extra charge.
Related Guides
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Landlord Decorating Leicester
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