+ Limelight: commercial to residential conversion – pub to hmo

Limelight’s complete refurbishment of a public house into a modern and well-appointed 15-bedroom HMO

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CASE STUDY: COMMERCIAL TO RESIDENTIAL CONVERSION - PUB TO HMO

Limelight’s complete refurbishment of a public house into a modern and well-appointed 15-bedroom HMO

Pre-Refurbishment

The Tradesman’s Arms was a popular pub until forced to close in 2017. For the few years prior to this the owner had struggled to find a buyer for the business as a going concern, and these difficulties continued once the pub had officially closed

The property is situated on a main road and is within 10 minutes’ walking distance of the town centre and train station. Another positive was that the pub is only a short drive from major roads from where Deeside’s industrial zones, Ellesmere Port, North Wales and Chester are easily accessible.  Structurally the pub was in good condition and with strong and sustainable local demand for well-managed shared accommodation, offered an ideal candidate for refurbishhment

In this mid-refurbishment update, Hannah describes the layout of the property and discusses some of the topics to address when configuring such properties for multiple occupation

PRE-REFURBISHMENT

The Tradesman’s Arms was a popular pub until forced to close in 2017. For the few years prior to this the owner had struggled to find a buyer for the business as a going concern, and these difficulties continued once the pub had officially closed

The property is situated on a main road and is within 10 minutes’ walking distance of the town centre and train station. Another positive was that the pub is only a short drive from major roads from where Deeside’s industrial zones, Ellesmere Port, North Wales and Chester are easily accessible

Structurally the pub was in good condition and with strong and sustainable local demand for well-managed shared accommodation, offered an ideal candidate for refurbishhment

In this mid-refurbishment update, Hannah describes the layout of the property and discusses some of the topics to address when configuring such properties for multiple occupation

The Brief

The property was a fully operational public house for twenty years with owners living accommodation situated on the first floor.  Although the accommodation had been lived in, it had suffered neglect and was in need of modernisation throughout. Having conducted a detailed analysis of the property, the following work was scheduled:

+ Complete re-design of the building to accommodate a 15 bedroom HMO
+ Removal of the staircase to create 2 separate units
+ Re-positioning of doors and windows
+ Double glazing throughout the property
+ Fitting of thermal wall insulation and fire protection systems
+ Full electrical rewire including specifying additional sockets in all rooms
+ Fitting wired-in smoke alarm, sensors and sprinklers throughout the property
+ Installation of electrical heating to bedrooms and communal areas
+ Re-location and connection of gas supply from mains outside property
+ Creation of a plant room to house utilities
+ Full damp course throughout the property

+ Sealing of the basement to prevent access by tenants
+ Creation of 2 kitchens including all appliances, surfaces and floor
+ Fitting of modern plastic water pipes throughout the property
+ Installation of new fibre broadband system
+ Installation of 15 en-suite bathrooms with modern electric showers
+ Repair and plastering of interior walls
+ Fitting of FD30 fire doors to all bedrooms
+ Insulate roof space to the latest standards
+ Replacement of floor boards and supply and fitting of carpet and vinyl
+ Internal decoration throughout

THE BRIEF

The property was a fully operational public house for twenty years with owners living accommodation situated on the first floor.  Although the accommodation had been lived in, it had suffered neglect and was in need of modernisation throughout. Having conducted a detailed analysis of the property, the following work was scheduled:

+ Complete re-design of the building to accommodate a 15 bedroom HMO
+ Removal of the staircase to create 2 separate units
+ Re-positioning of doors and windows
+ Double glazing throughout the property
+ Fitting of thermal wall insulation and fire protection systems
+ Full electrical rewire including specifying additional sockets in all rooms
+ Fitting wired-in smoke alarm, sensors and sprinkler system throughout the property
+ Installation of electrical heating to bedrooms and communal areas
+ Re-location and connection of gas supply from mains outside property
+ Creation of a plant room to house utilities
+ Full damp course throughout the property
+ Sealing of the basement to prevent access by tenants
+ Creation of 2 kitchens including all appliances, surfaces and floor
+ Fitting of modern plastic water pipes throughout
+ Installation of new fibre broadband system
+ Installation of 15 en-suite bathrooms with modern electric showers
+ Repair and plastering of interior walls
+ Fitting of FD30 fire doors to all bedrooms
+ Insulate roof space to the latest standards
+ Replacement of floor boards and supply and fitting of carpet and vinyl
+ Internal decoration throughout

During-Refurbishment

In another mid-conversion update, Hannah reviews progress to date and further discusses some of the topics to address when configuring such properties for multiple occupation

Nearing the end of the conversion with approximately only a week to go until completion, Hannah tours the property and discusses the configuration and finish of the en-suite bedrooms, kitchen, and communal areas

This refurbishment project is ongoing.  Updates will be added as the project progresses

DURING REFURBISHMENT

In another mid-conversion update, Hannah reviews progress to date and further discusses some of the topics to address when configuring such properties for multiple occupation

Nearing the end of the conversion with approximately only a week to go until completion, Hannah tours the property and discusses the configuration and finish of the en-suite bedrooms, kitchen, and communal areas

This refurbishment project is ongoing.  Updates will be added as the project progresses

Outcome

Refurbishment of this property was completed with only marginal delays due to circumstances beyond Limelight’s control but overall the project came in on budget.  The result as can be seen is a modern and high-performing HMO with features that will ensure it remains an attractive place to live, and investment vehicle, for many years.  In common with Limelight’s other projects commercial-grade kitchen appliances, furniture and fittings were included to withstand heavy and sustained use, which leads to minimal property maintenance and high overall tenant satisfaction.  The property was fully let within 2 months of completion

Learning from earlier projects a modern and neutral yet welcoming colour scheme was chosen to appeal to male and female tenants, while the proliferance of electrical appliances associated with modern living was also addressed through the specification of a significant number of plug sockets in each room. A Freeview TV aerial socket was also included

While there is no communal room in this property, the dining table in the ground floor kitchen provides a place where tenants can meet and outside furniture located in the rear courtyard also provides a communal space

The kitchens are now modern and fully-functional areas each complete with 2 sinks, hobs, and ovens. Sufficient cupboard space was provided to allow each tenant their own storage area, while 2 large fridge freezers, 2 microwaves and 2 separate ovens were also specified in each kitchen, allowing tenants to prepare separate meals at the same time.

A hard-wearing and easy-to-clean commercial-grade floor was provided, with the result versatile kitchen areas that tenants can easily clean and manage.  Large showers were specified in each bathroom as were heated towel rails and storage

OUTCOME

Refurbishment of this property was completed with only marginal delays due to circumstances beyond Limelight’s control but overall the project came in on budget.  The result as can be seen is a modern and high-performing HMO with features that will ensure it remains an attractive place to live, and investment vehicle, for many years

In common with Limelight’s other projects commercial-grade kitchen appliances, furniture and fittings were included to withstand heavy and sustained use, which leads to minimal property maintenance and high overall tenant satisfaction.  The property was fully let within 2 months of completion

Learning from earlier projects a modern and neutral yet welcoming colour scheme was chosen to appeal to male and female tenants, while the proliferance of electrical appliances associated with modern living was also addressed through the specification of a significant number of plug sockets in each room. A Freeview TV aerial socket was also included. While there is no communal room in this property, the dining table in the ground floor kitchen provides a place where tenants can meet and outside furniture located in the rear courtyard also provides a communal space

The kitchens are now modern and fully-functional areas each complete with 2 sinks, hobs, and ovens. Sufficient cupboard space was provided to allow each tenant their own storage area, while 2 large fridge freezers, 2 microwaves and 2 separate ovens were also specified in each kitchen, allowing tenants to prepare separate meals at the same time

A hard-wearing and easy-to-clean commercial-grade floor was provided, with the result versatile kitchen areas that tenants can easily clean and manage.  Large showers were specified in each bathroom as were heated towel rails and storage

Financing Options

Funding to purchase and refurbish the property was drawn from a combination of owners’ capital and numerous private investors.  A significant proportion of private investor money was sourced through the peer-to-peer lending company Crowdproperty, which offers investors the opportunity to invest in property developments such as this in return for an 8% ROI

On the ‘Property Investment and Sourcing’ page we discuss how investors can invest with Limelight in one of 3 ways (in yourself, in us and with us), with this project offering an ideal example of how lenders may invest in us to recieve returns that are potentially substantially greater then that offered elsewhere, be this through a third party such as Crowdproperty or directly with us

Below is the presentation given to potential Crowdproperty investors by Simon Zutshi and Hannah and her business partner Julie Whitmore (Hanmore Property LLP).  The slides give an overview of the development and projected financials, along with background profiles of the 2 partners. The project was fully funded in 58 minutes

FINANCING OPTIONS

Funding to purchase and refurbish the property was drawn from a combination of owners’ capital and numerous private investors.  A significant proportion of private investor money was sourced through the peer-to-peer lending company Crowdproperty, which offers investors the opportunity to invest in property developments such as this in return for an 8% ROI

On the ‘Property Investment and Sourcing’ page we discuss how investors can invest with Limelight in one of 3 ways (in yourself, in us and with us), with this project offering an ideal example of how lenders may invest in us to recieve returns that are potentially substantially greater then that offered elsewhere, be this through a third party such as Crowdproperty or directly with us

Below is the presentation given to potential Crowdproperty investors by Simon Zutshi and Hannah and her business partner Julie Whitmore (Hanmore Property LLP).  The slides give an overview of the development and projected financials, along with background profiles of the 2 partners. The project was fully funded in 58 minutes

Further Case Studies

CASE STUDIES

 View examples of recent case studies to see a detailed analysis of each refurbishment, including before and after photographs, financials, and discussion of work undertaken

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