In short: we carry out HMO conversions, refurbishments, fire safety and licence works across Highland, working to the HMO rules for Scotland. Highland is also the name of the local council, which licenses HMOs here.
- Nation
- Scotland
- Region for pricing
- Scotland
- Postcode areas
- IV, PH, KW, PA
- Towns on our list
- 2
What HMO rules apply in Highland?
- 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 Highland
HMO services in Highland
HMO conversions
- House to HMO conversion in Highland
- Small HMO conversions (3–6 sharers) in Highland
- Large HMO conversions (7+ sharers) in Highland
- Commercial and above-shop to HMO in Highland
HMO refurbishment
- Full HMO refurbishment in Highland
- Void and between-tenancy refurbs in Highland
- Bedroom upgrades and room refits in Highland
- Student HMO refurbishment in Highland
- Professional and co-living HMO refurbs in Highland
Kitchens and bathrooms
- Ensuite installation in Highland
- Communal kitchen refits in Highland
- Shared bathroom and shower room refits in Highland
Fire safety works
- HMO fire safety upgrades in Highland
- Fire alarm and detection systems in Highland
- Fire doors in Highland
- Escape routes, emergency lighting and fire stopping in Highland
Licence and compliance works
- Licence condition and schedule-of-works in Highland
- Rewires and EICR remedials in Highland
- Sound insulation in Highland
- EPC and energy upgrades in Highland
- Damp, mould and HHSRS repairs in Highland
Extra rooms and layouts
- Loft conversions for extra rooms in Highland
- Extensions for extra rooms in Highland
- Layout changes and room reconfiguration in Highland
Guide prices in Highland
| 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 Highland?
Yes. We cover the whole of Highland, including Inverness, Fort William.
Who licenses HMOs in Highland?
Highland council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Is HMO work more expensive in Highland?
Our guide prices for Highland use the Scotland adjustment of -5% against the UK average. Your fixed price follows a site visit.