In short: we carry out HMO conversions, refurbishments, fire safety and licence works across East Lothian, priced against the rules for Scotland and the council’s own standards. East Lothian is also the name of the local council, which licenses HMOs here.
- Nation
- Scotland
- Region for pricing
- Scotland
- Postcode areas
- EH, TD
- Towns on our list
- 1
What HMO rules apply in East Lothian?
- Every HMO needs a council licence: 3 or more people not from one or two families, sharing a toilet, washing or cooking facilities.
- Licences last up to 3 years; physical standards are set by councils under the 2012 statutory guidance.
- No C4 use class: up to 5 residents can fall within Class 9 (houses), and HMO planning policy is set by each council.
- Interlinked smoke and heat alarms under the tolerable standard; EICR before the first let and at least every 5 years.
- Awaab’s Law applies to most private tenancies from 6 October 2026, with set timescales for damp and mould.
Towns we cover in East Lothian
HMO services in East Lothian
HMO conversions
- House to HMO conversion in East Lothian
- Small HMO conversions (3–6 sharers) in East Lothian
- Large HMO conversions (7+ sharers) in East Lothian
- Commercial and above-shop to HMO in East Lothian
HMO refurbishment
- Full HMO refurbishment in East Lothian
- Void and between-tenancy refurbs in East Lothian
- Bedroom upgrades and room refits in East Lothian
- Student HMO refurbishment in East Lothian
- Professional and co-living HMO refurbs in East Lothian
Kitchens and bathrooms
- Ensuite installation in East Lothian
- Communal kitchen refits in East Lothian
- Shared bathroom and shower room refits in East Lothian
Fire safety works
- HMO fire safety upgrades in East Lothian
- Fire alarm and detection systems in East Lothian
- Fire doors in East Lothian
- Escape routes, emergency lighting and fire stopping in East Lothian
Licence and compliance works
- Licence condition and schedule-of-works in East Lothian
- Rewires and EICR remedials in East Lothian
- Sound insulation in East Lothian
- EPC and energy upgrades in East Lothian
- Damp, mould and HHSRS repairs in East Lothian
Extra rooms and layouts
- Loft conversions for extra rooms in East Lothian
- Extensions for extra rooms in East Lothian
- Layout changes and room reconfiguration in East Lothian
Guide prices in East Lothian
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,300 – £6,200 | letting room |
| Full refurbishment per letting room, with a share of communal areas (excludes kitchens, bathrooms and fire systems; our estimate) | £4,000 – £9,000 | £3,800 – £8,550 | letting room |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £3,800 – £9,500 | ensuite |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
Questions
Do you carry out HMO works in East Lothian?
Yes. We cover the whole of East Lothian, including Musselburgh.
Who licenses HMOs in East Lothian?
East Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Is HMO work more expensive in East Lothian?
Our guide prices for East Lothian use the Scotland adjustment of -5% against the UK average. Your fixed price follows a site visit.