In short: we carry out HMO conversions, refurbishments, fire safety and licence works across Midlothian, working to the HMO rules for Scotland. Midlothian is also the name of the local council, which licenses HMOs here.
- Nation
- Scotland
- Region for pricing
- Scotland
- Postcode areas
- EH
- Towns on our list
- 4
What HMO rules apply in Midlothian?
- 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 Midlothian
HMO services in Midlothian
HMO conversions
- House to HMO conversion in Midlothian
- Small HMO conversions (3–6 sharers) in Midlothian
- Large HMO conversions (7+ sharers) in Midlothian
- Commercial and above-shop to HMO in Midlothian
HMO refurbishment
- Full HMO refurbishment in Midlothian
- Void and between-tenancy refurbs in Midlothian
- Bedroom upgrades and room refits in Midlothian
- Student HMO refurbishment in Midlothian
- Professional and co-living HMO refurbs in Midlothian
Kitchens and bathrooms
- Ensuite installation in Midlothian
- Communal kitchen refits in Midlothian
- Shared bathroom and shower room refits in Midlothian
Fire safety works
- HMO fire safety upgrades in Midlothian
- Fire alarm and detection systems in Midlothian
- Fire doors in Midlothian
- Escape routes, emergency lighting and fire stopping in Midlothian
Licence and compliance works
- Licence condition and schedule-of-works in Midlothian
- Rewires and EICR remedials in Midlothian
- Sound insulation in Midlothian
- EPC and energy upgrades in Midlothian
- Damp, mould and HHSRS repairs in Midlothian
Extra rooms and layouts
- Loft conversions for extra rooms in Midlothian
- Extensions for extra rooms in Midlothian
- Layout changes and room reconfiguration in Midlothian
Guide prices in Midlothian
| 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 Midlothian?
Yes. We cover the whole of Midlothian, including Bonnyrigg, Penicuik, Mayfield, Dalkeith.
Who licenses HMOs in Midlothian?
Midlothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Is HMO work more expensive in Midlothian?
Our guide prices for Midlothian use the Scotland adjustment of -5% against the UK average. Your fixed price follows a site visit.