HMO decorating around occupied rooms
An HMO is never fully empty. Rooms change hands one at a time, the kitchen is in constant use, and the corridor is a protected escape route rather than just a hallway. That changes both the sequence and the specification.
Scheduling
Single rooms turned in a day or two between lets, with shared areas done in agreed slots so the remaining tenants keep a usable kitchen and bathroom.
Evidence
Photographs suitable for a licensing file, showing shared-area condition, door finishes and escape-route surfaces after each visit.
Rolling instructions
Most HMO landlords we work with book us two or three times a year rather than once, keeping shared areas ahead of the wear instead of catching up after an inspection.
What the work covers
- Single-room repaints between individual room lets
- Shared kitchen and bathroom refreshes done in short, agreed windows
- Corridor, stair and landing decoration on protected escape routes
- Fire doors redecorated without fouling seals or intumescent strips
- Room numbering, signage and notice-board areas kept legible and clean
Working while people are living there
Tenants in the other rooms did not commission the work and should barely notice it. We keep one route through the property clear at all times, avoid blocking the kitchen at meal times, use low-odour systems, and never leave tools or open tins in a shared area overnight.
Licence conditions set the standard, not taste
In a licensed HMO the decoration of shared areas, doors and escape routes is inspected as condition rather than style. We work to that: intact surfaces, no painted-over strips or seals, no paint on smoke detectors or door closers, and a tidy finish where an inspector will actually look.
- Fire doors and frames coated without affecting seals or self-closers
- Escape corridors and stairs kept clear and finished cleanly
- Shared kitchens and bathrooms brought back to a hygienic, wipeable state
Room turnarounds that do not need the whole house
A single room becoming vacant is a one or two day job if it is scoped properly. We work off a standing specification for the property so a room can be booked by email without a fresh site visit every time.
Finishes we specify for this work
Scrubbable matt on corridors and kitchens because shared areas are cleaned hard and often, and a durable eggshell on doors and frames that survives suitcases and bikes.
Questions landlords and agents ask
Can you decorate one room while the others are let?
Yes, that is most of the HMO work we do. We work in the vacant room and keep shared routes and facilities usable throughout.
Do you paint fire doors?
We redecorate them without fouling intumescent strips, smoke seals or closers, since a painted-over strip is a common inspection failure.
Will other tenants be disrupted?
There is some noise during preparation, which we keep to agreed hours. Shared kitchens and bathrooms are never out of use for a whole day.
Do you keep a standing spec for the property?
Yes. Once we have decorated a house we hold the colours and finishes on file so future rooms can be booked without a site visit.
Can you produce photographs for a licensing file?
Yes, dated photographs of shared areas and escape routes are supplied after each visit.
How often should HMO shared areas be redecorated?
Corridors and kitchens in a busy house generally need attention yearly, with bedrooms following the room-let cycle.
Tell us the room count and licence conditions, and we will set a standing specification for the house.
Planning a commercial painting or decorating project?
Speak to a Hampshire commercial decorating contractor that turns up, communicates clearly and delivers a finish that lasts.