Landlord and rental kitchens in Oakham

Why do people in Oakham choose landlord and rental kitchens?

Landlords preparing an Oakham property for the market sometimes renew the kitchen first, because it is one of the rooms prospective tenants judge most closely.

If you have bought a property in Rutland to let and the kitchen is dated, replacing it before the first tenancy is far less disruptive than doing it later. Homes right across Oakham are covered, as are nearby places such as Melton Mowbray, Stamford and the villages in between.

What we cover for landlord and rental kitchens in Oakham

Here is what usually goes into landlord and rental kitchens, adjusted to your Oakham kitchen after we have measured it:

Hard-wearing units, laminate worktops and wipe-clean finishes specified for rental use
HMO kitchens laid out around your licence conditions for sinks, cookers and storage
Old kitchen stripped out, with gas capped and circuits made safe
New kitchen fitted between tenancies to an agreed programme
Electrical work tested and certified to BS 7671, with certificates handed over
Extraction planned to take moisture outside and help limit condensation

Guide prices for landlord and rental kitchens in Oakham

Use these ranges to plan your budget. They include VAT, reflect costs in the East Midlands, and are firmed up once we have seen your Oakham kitchen. Prices across the East Midlands are broadly in line with UK averages.

Guide prices for landlord and rental kitchens in Oakham
Typical project	Guide price
Small rental kitchen (flat or terrace), supplied and fittedHard-wearing units, laminate worktops, essential appliances	£5,800–£10,700
Family let kitchen, supplied and fittedMore units and appliances, durable finishes	£8,700–£15,500
Shared kitchen in an HMO, supplied and fittedLonger runs, extra storage, durable surfaces	£9,700–£19,400

Rental kitchen ranges include hard-wearing units, laminate worktops, essential appliances and fitting with connections to the existing layout; new circuits, moved services, flooring and tiling are quoted as separate lines where needed. Prices include VAT at 20%.

Kitchens in homes around Oakham

In and around Oakham, homes range across limestone cottages, stone farmhouses, post-war bungalows and new-build estates. Stone cottages often have a small kitchen with thick walls and deep window reveals, while bungalows and newer homes tend to have a squarer room that suits an L-shape.

Rutland's water is hard, so limescale on taps, sinks and boiling water taps is likely, and a scale-reducing filter can help. Village lanes and farm drives can be narrow for delivery lorries, so long worktops and tall units may need careful handling and a planned delivery time.

What rules apply to landlord and rental kitchens in Oakham?

In England, a replacement rental kitchen needs no planning permission, though a listed building may need listed building consent. New circuits are notifiable under Part P and certified through a competent person scheme or building control. Private landlords need an Electrical Installation Condition Report (EICR), with portable appliance testing (PAT) of any appliances they supply, at least every five years, plus annual gas safety checks, so keep the new certificates with those records. Gas connections are made only by Gas Safe registered engineers, and HMO kitchens must meet the licence conditions.

Many stone villages in Rutland have conservation areas and listed buildings, so a new external vent or changes to historic features may need consent first.

Planning ahead

Keep a spare door, a few plinth clips and some handles from the order in storage, ready for quick repairs between tenancies.
Ask your letting agent to hold a spare set of keys for the fitting period, and to pass on any alarm codes securely.
Give your Oakham tenants notice of the survey in line with the tenancy agreement, and agree a time for the visit that suits them.
Laminate worktops, durable doors and a wipe-clean floor cost less to buy and are cheaper to put right after a tenancy.

Questions about landlord and rental kitchens in Oakham

How much do landlord and rental kitchens cost in Oakham?

For a small rental kitchen in a flat or terrace, supplied and fitted, budget around £5,800 to £10,700 including VAT in Oakham. That reflects typical costs in the East Midlands; we confirm the actual figure in writing once we have measured up.

Which parts of Oakham do you work in?

All of them. Our Rutland coverage takes in the whole of Oakham, including the LE15 postcode district, as well as surrounding towns such as Melton Mowbray. If you are unsure, send us your postcode.

What does an HMO kitchen need to include?

It depends on your licence. HMO licence conditions and the council's HMO standards usually set the number of sinks and cookers, the amount of worktop and storage for the number of occupiers, and fire safety such as a heat alarm and a fire blanket. Check your licence conditions before the design is finalised, and send them to us so the kitchen is laid out to meet them.

How quickly can a rental kitchen be replaced between tenancies?

Usually three to seven days on site once the property is empty, depending on the size of the kitchen and whether services move. Ordering is the bigger factor, so we aim to survey during the notice period and have the kitchen delivered for the day the tenancy ends. Short gaps between tenancies are much easier to meet when the specification is settled early.

Can you work with my letting agent on access?

Yes. Landlords who live away from the property often prefer this, so we can arrange keys, survey times and fitting access through your letting agent, with you approving the quote and any changes. We do not manage properties or act as a letting agent; we carry out the kitchen work and keep both you and your agent updated as it progresses.

Landlord and rental kitchens near Oakham

Neighbouring towns where we offer landlord and rental kitchens: