In short: we carry out HMO conversions, refurbishments, fire safety and licence works across West Lothian, priced against the rules for Scotland and the council’s own standards. West Lothian 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
- 5
What HMO rules apply in West 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 West Lothian
HMO services in West Lothian
HMO conversions
- House to HMO conversion in West Lothian
- Small HMO conversions (3–6 sharers) in West Lothian
- Large HMO conversions (7+ sharers) in West Lothian
- Commercial and above-shop to HMO in West Lothian
HMO refurbishment
- Full HMO refurbishment in West Lothian
- Void and between-tenancy refurbs in West Lothian
- Bedroom upgrades and room refits in West Lothian
- Student HMO refurbishment in West Lothian
- Professional and co-living HMO refurbs in West Lothian
Kitchens and bathrooms
- Ensuite installation in West Lothian
- Communal kitchen refits in West Lothian
- Shared bathroom and shower room refits in West Lothian
Fire safety works
- HMO fire safety upgrades in West Lothian
- Fire alarm and detection systems in West Lothian
- Fire doors in West Lothian
- Escape routes, emergency lighting and fire stopping in West Lothian
Licence and compliance works
- Licence condition and schedule-of-works in West Lothian
- Rewires and EICR remedials in West Lothian
- Sound insulation in West Lothian
- EPC and energy upgrades in West Lothian
- Damp, mould and HHSRS repairs in West Lothian
Extra rooms and layouts
- Loft conversions for extra rooms in West Lothian
- Extensions for extra rooms in West Lothian
- Layout changes and room reconfiguration in West Lothian
Guide prices in West 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 West Lothian?
Yes. We cover the whole of West Lothian, including Livingston, Bathgate, Broxburn, Linlithgow.
Who licenses HMOs in West Lothian?
West Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Is HMO work more expensive in West Lothian?
Our guide prices for West Lothian use the Scotland adjustment of -5% against the UK average. Your fixed price follows a site visit.