A Guide to Converting a Property into an HMO in North East Lincolnshire

Thinking about turning your property into a House in Multiple Occupation (HMO)? With the rental market booming in Grimsby, Cleethorpes, and surrounding areas, many landlords are seeing great returns by converting single-family homes into multi-let properties.

At JMA Joinery & Building Services, we work closely with landlords and investors to carry out HMO conversions that meet legal requirements, maximise rental income, and keep tenants happy.

Here’s what’s involved in converting a property into an HMO—and how we can help you through each step.

En-suite in Grimsby HMO

1. Understanding What Qualifies as an HMO

If you plan to rent your property to three or more unrelated tenants who share facilities like a kitchen or bathroom, your property is likely classed as an HMO. If there are five or more tenants, you’ll need a licence from your local authority—such as North East Lincolnshire Council.

✔ Tip: Always check local licensing rules, as requirements can vary by area.

2. Planning the Layout

An effective HMO layout is key to maximising space and rental yield. This often involves:

• Converting lounges or dining rooms into additional bedrooms

• Adding en-suites or extra bathrooms

• Installing partitions or fire-safe internal doors

• Creating communal spaces that meet minimum size standards

We help you reconfigure floorplans and carry out structural work, joinery, and plastering to turn your property into a practical, fully-compliant HMO.

3. Meeting Building Regulations & HMO Standards

HMOs have specific safety and space requirements. These typically include:

• Fire doors with closers and intumescent strips

• Mains-wired interlinked smoke alarms in escape routes

• Fire-rated walls and ceilings where needed

• Properly sized kitchens with heat-resistant surfaces

At JMA Joinery & Building Services, we ensure every project meets or exceeds current regulations. We work alongside your architect, council officers, and approved inspectors to keep everything compliant and stress-free.

4. Carrying Out the Work

Our team covers all the trades you need for a successful HMO conversion in Grimsby or Cleethorpes:

• Joinery – custom-built storage, doors, staircases, and more

• Plastering – new walls, ceiling works, and patching

• Stud wall installation – creating additional rooms or dividing space

• Kitchen fitting – hard-wearing, tenant-friendly layouts

• Project coordination – liaising with electricians, plumbers, and safety certifiers

We’ve completed many HMO conversions across North East Lincolnshire and understand what landlords need to stay profitable and compliant.

5. Final Touches and Certification

Once building work is complete, we’ll help make sure your property is ready for inspection and licensing, including:

• Providing documentation for fire safety work

• Liaising with gas and electrical contractors for final sign-off

• Recommending trusted decorators or cleaners if required

Why Choose JMA for Your HMO Conversion?

We’re a local, experienced building company serving landlords across Grimsby, Cleethorpes, Humberston, Waltham and beyond. We don’t just “do the work”—we understand the HMO market and take pride in delivering smart, future-proof conversions that work for both landlords and tenants.

Planning an HMO project in North East Lincolnshire?Get in touch with JMA Joinery & Building Services today for a no-obligation quote or consultation.

📞 Call us today or 📩 message us online📍 Proudly serving Grimsby, Cleethorpes, and surrounding villages

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