Landlord and HMO Decorating
Landlord and HMO Decorating in Southampton
Need your rental property in Southampton decorated between tenants?
You have a fixed gap between check-out and check-in, so this page helps you plan the work to fit it.
By the end, you will have a simple brief you can reuse for every property you turn around.
- Which Decorating Tasks Fit Between Tenancies?
- What Drives the Cost of Landlord and HMO Decorating?
- Can Occupied HMOs Be Decorated in Phases?
Southampton Decorators connects people in Southampton with a trusted local decorator. Call 023 8001 5722 and discuss the next step with the decorator covering Southampton.
How Southampton Decorators Works
Southampton Decorators connects Southampton landlords with a trusted local decorator. Agents and HMO managers follow the same route.
- Tell Southampton Decorators about the property — the gap between tenants and which rooms need doing.
- Your brief goes to the trusted local decorator covering Southampton.
- A site visit follows, and your decorator writes the quote from what they see at the property.
Why Choose Us
Why Choose Southampton Decorators
Planned From Handover
Your decorator plans the work backwards from your check-out and check-in dates.
Durable Finishes
A rental repaint needs to last more than one tenancy, so hard-wearing paint is the standard.
Free Site Quote
Your decorator visits, prices the actual rooms and their condition, and writes the quote from that.
Decorating Tasks
Which Decorating Tasks Fit Between Tenancies?
Plan the work backwards from the day the next tenant moves in. The check-out shows the state the last tenant left the property in.
The check-in date is your deadline. The whole job has to fit between the two.
Start with what the next tenant sees on day one:
- Bedroom walls. Marked walls in the main bedrooms come first.
- Stairs. Worn paint on the stairs is the next thing a tenant notices.
- Kitchen and bathroom ceilings. They pick up steam and smoke marks.
Some work can wait, such as the woodwork in a spare bedroom, a quiet landing or a colour change nobody asked for. Separating the two keeps a changeover affordable.
Write down the access details at the same time. Who has the keys, which rooms are done in which order and who to contact about changes all affect the job as much as the number of rooms.
Comparing quotes? The guide to hiring a painter and decorator lists what to check first.
What Drives the Cost
What Drives the Cost of Landlord and HMO Decorating?
Six things set the price of a changeover, and a site visit shows you all of them.
- Room count. More rooms mean more days on site, so the job grows with the property.
- Condition. Walls that need filling and two coats cost more than walls that need one clean coat.
- Repairs. Your decorator flags cracks, damp patches and damaged plaster at the visit and prices them as a separate line.
- Access. Parking, keys and shared entrances change how each day is used.
- Communal areas. Halls, stairs and landings in an HMO add wall area that a flat does not have.
- Paint. Hard-wearing paint costs more per tin and lasts much longer between tenancies.
These six affect each other, so no standard price per room is honest. Turning over the whole property is priced like a whole-house repaint.
The free site quote covers all six in one visit.
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Get your rooms, condition and handover window priced in one site visit
Rental Paint
Which Paint Survives Rental Wear?
Bedrooms, kitchens and bathrooms, and shared hallways wear in different ways, so they need different paints:
- Bedrooms. A washable emulsion scrubs clean at the next check-out.
- Kitchens and bathrooms. Moisture-resistant paint copes with steam.
- Halls, stairs and landings. They wear the most, so they get the toughest paint.
For landlord and HMO decorating in Southampton, Southampton Decorators can arrange a free site quote with a trusted local decorator.
Ask Southampton Decorators to arrange a free site quote for your decorating project in Southampton. Call 023 8001 5722.
Communal Areas
How Should Communal Areas and Fire Doors Be Handled?
Halls, stairs and landings get the most traffic in an HMO, so they get the hardest-wearing paint. They are also where the fire doors are.
Your decorator spots fire doors at the site visit. A decorator can repaint a fire door as part of a normal job.
Any work on its closer, seals or certification stays with you as the owner. That keeps the decorating quote clear and keeps the safety checks with the right person.
Condition Records
How Is Condition Recorded for Check-Out and Handover?
It is easier to prevent a deposit disagreement than to argue about one. Three records help:
- Before photographs. They show each room before the paint goes on.
- After photographs. Your decorator photographs the same rooms again before the keys go back.
- A list of unfinished items. It records anything the job did not cover.
If the work changes partway through, your decorator writes the change down and adjusts the price. These records are practical paperwork, not legal advice.
Questions about tenancy law belong with the council and gov.uk. What the records give you is a handover file that makes the next check-out simple.
Get My Free Quote
Send your handover dates and get the paperwork planned into the quote
HMO Licensing
Do Southampton’s HMO Licensing Rules Affect the Decorating?
Two things from the council are worth checking before you book the quote.
Southampton Council says mandatory licensing applies to qualifying HMOs. The threshold is five or more occupants from more than one household who share amenities.
Use that as a prompt to check your own property, not as a label for someone’s rental.
The council’s additional licensing scheme runs from 1 October 2025 to 30 September 2030. It covers smaller HMOs and HMOs in purpose-built blocks across nine named wards. The council’s licensing page has the current rules.
If your property is licensed, your decorator needs to plan more carefully for shared routes, notice periods and secure access. Tell them before they quote, not after. Your decorator checks the rooms and shared routes on site and prices the quote from that.
Phased Work
Can Occupied HMOs Be Decorated in Phases?
Four things decide whether phased work suits an occupied HMO:
- Notice. Residents get proper notice for each phase.
- Room order. Rooms take turns, so nobody loses a kitchen or bathroom at the wrong moment.
- Access. Secure access works when tenants are out at work.
- Drying. Each room is ventilated and dry before it is used again.
If all four work, phased decorating lets the rent keep coming in while the job is done. If notice or access cannot be arranged, it is better to do the work in the gap between tenancies.
For decorating quotes in Southampton, call Southampton Decorators on 023 8001 5722 and speak to the decorator covering Southampton. A free site visit shows which route suits your property.
Landlord and HMO Decorating FAQs
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