Landlord and HMO Decorating
Landlord and HMO Decorating in Barnstaple
Getting a rented home or shared house (an HMO) in Barnstaple ready for new tenants?
Tell your decorator whether anyone still lives there and how they can get in.
That helps the quote be right first time, and this page gives you a simple list of jobs to reuse for your next property.
- Which Decorating Tasks Fit Between Tenancies?
- What Drives the Cost of Landlord and HMO Decorating?
- Can Occupied HMOs Be Decorated in Phases?
Barnstaple Decorators connects people in Barnstaple with a trusted local decorator. Call 01271 444479 and your decorator will plan the work around your tenants and your handover date.
Why Choose Us
Why Choose Barnstaple Decorators
Planned from handover
The work is planned backwards from the day the next tenant moves in.
A written list of work
Rooms, finishes, repairs and anything left out are listed before work starts.
A record you can reuse
Photos, lists of faults and paint details carry over to your next tenant change.
Turnover Tasks
Which Decorating Tasks Fit Between Tenancies?
Work backwards from the day the next tenant moves in. Split the jobs into must-do and can-wait.
- Must-do. Anything that stops the next tenant moving in, such as repainting the worst rooms, the repairs behind them and safety-related faults.
- Can-wait. Jobs kept for a longer gap between tenants or a planned refresh.
The must-do list is priced and booked first. The rest is kept for the next visit.
Cost Drivers
What Drives the Cost of Landlord and HMO Decorating?
Six things set the price, and the state of the rooms matters most:
- Number of rooms. More rooms mean more surfaces and more days.
- Condition. One badly worn bedroom can cost more than three clean ones.
- Access. Shared hallways, occupied rooms and shared front doors all change how the work is planned.
- Repairs. Filling, sealing stains and damaged woodwork are priced when the decorator sees them.
- Shared hallways and stairs. Every tenant uses them, so they need tougher paint.
- Type of paint. This is the last thing to choose, and it pays back over the longest time.
Ask Barnstaple Decorators for a free site quote once access and occupancy are confirmed.
Paint Finishes
Which Paint Finishes Survive Rental Wear?
Different rooms need different paint. Here is a simple guide:
- Bedrooms. Lightly used, so a washable matt is usually enough.
- Kitchens and bathrooms. They need paint that copes with steam and damp.
- Hallways, stairs and landings. They take the most wear in a shared house, so choose the toughest, most scrubbable paint you can afford.
Barnstaple Decorators can arrange a free site quote once you know who is living there and how the decorators can get in. Call 01271 444479.
Get My Free Quote
Send your occupancy and handover date for a quote
Communal Areas
How Should Communal Areas and Fire Doors Be Planned?
Treat shared hallways and stairs as a separate part of the job, because every tenant and visitor uses them. Stairs, landings and shared front doors need hard-wearing paint.
The way out in an emergency has to stay clear and safe while the work is done.
Fire doors need particular care. Their hinges, seals and self-closing parts are part of what makes them fire-safe, so decorating around them is kept to what the door’s paperwork allows.
Any specialist or safety work stays with the person responsible for it. Painting a fire door is not the same as certifying one.
Condition Records
How Is Condition Recorded for Checkout and Handover?
Photos before and after, written changes and a list of faults help prevent arguments about deposits at the end of a tenancy.
- Photos. Each room is photographed before work starts and again when it is finished.
- Changes. If you ask for a change part way through, it is priced in writing before it happens.
- List of faults. Each item is noted, fixed and signed off before final payment.
You can use that record for your next tenant change, which lets you repeat the same list of jobs across your properties.
Property Checks
What Does Your Decorator Need to Know About the Property?
Two things settle the quote, and both come from you as the owner or manager, not from guesses.
Is It an HMO, and Do Tenants Share Facilities?
North Devon Council says an HMO (a house in multiple occupation) can be occupied by three or more people from two or more households who share basic amenities.
You confirm who lives there and what they share before the quote. Your decorator does not guess this from an address.
Licensing is a separate matter for the council, so ask them about it.
Which Rooms and Routes Are Included?
The rooms, shared hallways and ways in decide what gets priced.
It matters which bedrooms are empty and which are lived in. So do the front door arrangements and where tenants park.
Phased Work
Can Occupied HMOs Be Decorated in Phases?
Yes, if the tenants get proper notice. Rooms are done one at a time while tenants keep living there.
Each room is agreed and cleared first, then handed back before the next one starts.
Doing it in stages is slower than decorating an empty house, and it needs tenants who are happy to help. If you have a gap between tenants long enough to do the work empty, that is usually cleaner and cheaper.
Call 01271 444479 if a tenancy change is coming up.
Get My Free Quote
Tell your decorator about the tenancy dates and access
How It Works
How Barnstaple Decorators Works
Barnstaple Decorators connects you with a trusted local decorator covering Barnstaple.
- You describe the property, the tenancy dates and who is living there.
- The brief goes straight to your decorator, so nothing gets lost in a second retelling.
- They visit, note the condition and quote from what is there.
- Quotes are free, and your decorator remains responsible for the work.
Landlord and HMO Decorating FAQs
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