Buy-to-Let Refurbishment Builder, West Midlands

Rental property needs a different kind of builder from a family home. The work has to be priced before the numbers on the deal are final, finished to a standard that survives tenants, and done inside a void that costs you rent every week it runs on. We run landlord jobs as a single fixed-price contract with one project manager, and we programme them to your dates.

A refurbishment on a buy-to-let is a line in a yield calculation. An estimate that grows by a fifth during the job does not just cost money; it can turn a deal that worked into one that does not. Our quote is a contract figure for a written scope, itemised into structure, services, finishes and fees, and it only changes through a variation you approve in writing beforehand.

You also get one point of contact from survey to handover, weekly photo updates, and a programme with dates on it, which is what you need when you are lining up a letting agent, a tenant and a mortgage drawdown against the finish date.

Converting a house into an HMO or into self-contained flats is mostly a building job: fire doors and protected escape routes, interlinked mains alarms, en-suite bathrooms, separate services and meters, sound and fire separation between units, and the Building Regulations work that comes with all of it. We build to approved drawings and handle the Building Regulations side.

The planning and licensing side is separate. Birmingham operates an Article 4 direction on HMO conversions, so a change from a family house to a small HMO in the city needs a planning application, and licensing is handled by the council. Those applications are yours or your consultant's; if you do not have one, we can introduce a planning consultant who works on Birmingham HMO schemes.

If you are selling rather than letting, the specification changes: the aim is a house that photographs well and surveys cleanly, not one that survives ten years of tenants. We do pre-sale refurbishments for owners and for estate agents preparing stock for market, priced the same way — one fixed figure, finished to a date.

Most of our landlord clients do not live near the property, and some do not live in the West Midlands at all. Send us the address and whatever photos you have. We visit, usually within a few working days, and send a fixed-price quote and a programme within 5–7 days. Once you approve it, the work is scheduled to your void dates. Progress comes to you as photos by WhatsApp or email, and key handover can be arranged with your letting agent.

For landlords with several properties we can look at the whole portfolio, so the pricing and the scheduling are planned together rather than one void at a time.