How to use this comparison
The entries below were selected because their official pages describe a service relevant to this guide. They are listed alphabetically, with sources for scope and coverage. This is a starting point for provider research, not a performance ranking or an exhaustive market list. Fees and availability must be confirmed directly.
Pearl Lemon Properties publishes this guide and offers the acquisition services linked below. We have a commercial interest in enquiries. The provider list does not imply a partnership or endorsement.
Provider services at a glance
Compare the role and coverage first, then check fees and exclusions in the provider details below. On a small screen, swipe the table sideways.
| Provider | Role | Published scope | Coverage |
|---|---|---|---|
| Hive Construction NW Ltd | Regional conversion and refurbishment contractor | Advertises HMO conversions and property refurbishment | North West England |
| RCB Design and Build | HMO conversion contractor | London HMO conversion works including room alterations, bathrooms, kitchens and building-services upgrades | London |
What to check with each provider
Hive Construction NW Ltd
Hive identifies HMO conversions alongside refurbishment and other construction services in the North West. Confirm the specific HMO experience, design responsibilities, application support and works scope relevant to your proposed property.
Ask before instructing: What similar conversion work can you inspect, and what remains outside the quotation?
Fees: Confirm directly: request a property-specific quotation, VAT, exclusions, payment stages and variation terms.
Official service information: Hive Construction NW Ltd · Checked
RCB Design and Build
RCB's HMO conversion page lists construction and building-services works across Greater London. Compare the proposed specification, provisional items and commissioning documents rather than rely on its advertised starting costs or programme.
Ask before instructing: Which applications, professional appointments and handover documents are included or excluded?
Fees: Confirm directly: request a property-specific quotation, VAT, exclusions, payment stages and variation terms.
Official service information: RCB Design and Build · Checked
Describe the existing condition and whether the property stays occupied
Separate repair, refurbishment and a change in layout or use. Supply available surveys and plans, identify known defects and explain whether rooms or communal areas will be occupied during the works. Ask the relevant professionals to establish what inspections, permissions and technical design the project needs.
For an operating HMO, agree how access, resident communication, utilities and disruption will be managed with the appointed manager and contractor. Do not assume a conversion quote covers occupied-property logistics. If the intended arrangement is unsafe or unclear, obtain appropriate specialist advice before work starts.
- What must be surveyed before a reliable quote is possible?
- Who coordinates occupants and site access?
- Which decisions must be resolved before the contractor starts?
Compare the same specification, not two headline totals
Give shortlisted contractors the same scope and ask them to identify inclusions, exclusions and provisional allowances. Separate demolition, finishes, kitchens, bathrooms, services, external work, furnishing and professional appointments where relevant. A missing item can explain a lower price more readily than better value.
Request a written change-control process and payment milestones tied to agreed progress. Decide who can authorise variations and how their cost and programme impact are recorded. Do not reproduce a provider's typical project price as the cost of your building; obtain a site-specific quotation.
- Which quantities or conditions remain unconfirmed?
- Who prices and approves changes?
- What happens if hidden defects require further work?
Define completion evidence and post-project responsibilities
Agree the inspections, commissioning records, certificates, instructions and other handover documents required for the actual scope with your appointed specialists. Clarify who obtains them and who verifies the work. A contractor's statement that a project is compliant is not a substitute for the relevant property-specific evidence.
Record snagging, defects follow-up, warranties where provided and the transfer of information to the managing team. Include the costs of downtime and restarting operations in your appraisal with advisers. Pearl Lemon's acquisition support does not appoint a builder or promise the outcome of a renovation.
When preparing an English HMO renovation or conversion brief, the related Pearl Lemon property research site HMO Intelligence's HMO compliance preparation checklist can help organise licensing, planning, safety and handover evidence to discuss with your specialists. It is a preparation aid, not certification or proof that the property complies; obtain property-specific council and professional checks.
- Who confirms the work is ready for its intended use?
- What remains outstanding at handover?
- How are defects reported and followed up?
Acquisition support from Pearl Lemon Properties
Share the target property type, location and overall purchase/works budget. For contractor-only quotations, contact the relevant construction provider directly.
- HMO acquisition support
Discuss a buying brief with Pearl Lemon; appoint management, construction, compliance and finance professionals separately.
Buying an HMO that needs renovation?
Share the target property type, location and overall purchase/works budget. For contractor-only quotations, contact the relevant construction provider directly.
Property acquisition support only; not management, building work or regulated financial advice.