The project had a slightly smaller property width compared to a similar project we completed down the road from this one. As well as narrower property dimensions, the roof eaves were also a challenge to meet minimum head height of 1.5m in loft area.
The challenge was to establish how far we were able to drop the floor levels to ensure we met HMO thresholds and were still able to satisfy minimum floor dimensions.
A revised floor plan was required to ensure the design layout of the property works as a HMO, and there were enough amenity spaces. This was to ensure that we could build in a fully compliant & satisfactory Fire Risk strategy to satisfy the FSO Order 2005. After a few revisions we found a way to meet all the requirements above, and we then moved to the demo stage. Projects of this nature require an entire “rip-out” of the house, and a full strip of the house back to brick.
To ensure we don’t lose valuable time on these projects, it is essential that awards required, such as Party Wall Acts are enacted very early, as a dispute could lead to lengthy delays on a project such as this. The overall design required the HMO to appeal to both the professional and student markets for rental purposes. As the appointed design & build team, we would need to ensure all the regulations are met throughout the whole build and also the design would allow the property to meet full compliance. Once the property had been put back together and fully developed, the final stages of all 2nd fix plumbing and electricals were required to produce satisfactory Certifications.
This included fire detection Certificates, emergency light test Certificates, EICR, Gas, PAT and EPC Certificates. We also produced a satisfactory Fire Risk Assessment report. We then handed this over as a turnkey HMO investment property ready to let, back to our client. As part of our “handover package”, we acquire a 5 year HMO licence on all properties on behalf of the licence holders.