In short: A commercial to HMO conversion turns space that was never a home, such as upper floors over shops or small office buildings, into shared accommodation. We carry this out across City of Edinburgh, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH
- Main towns
- Edinburgh
What does commercial and above-shop to HMO in City of Edinburgh involve?
- Survey of structure, services and access
- New kitchens, bathrooms and ensuites
- Windows and thermal upgrades
- Fire separation between the commercial unit and the homes above
- Separate entrance and protected escape route
- Coordination with planning and building control
Which rules apply in City of Edinburgh?
- Every HMO needs a council licence: 3 or more people who are not all from one or two families, sharing basic amenities. Licences last up to 3 years.
- Scotland has no C4 use class: up to 5 residents can fall within Class 9 (houses), and HMO planning policy is set by each council, some of which require permission at lower numbers.
- A building warrant may be needed for a change of use or for installing a fire alarm system; check with the council’s building standards service.
- The tolerable standard requires interlinked smoke alarms in the main living room and circulation spaces and a heat alarm in the kitchen; licensed HMOs must meet the council’s higher standard.
- Building standards apply to new partitions and conversions, and councils may set expectations through licence conditions.
How much does commercial and above-shop to HMO cost in City of Edinburgh?
| 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 |
| Panel alarm system (Grade A type), larger HMO | £1,750 – £4,500 | £1,650 – £4,300 | house |
| Acoustic ceiling or floor upgrade, 12–15 m² | £800 – £2,700 | £760 – £2,550 | room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £3,800 – £9,500 | ensuite |
Typical time on site: 12–24 weeks. For a figure for your house, try the guide-price tool.
Commercial and above-shop to HMO by town in City of Edinburgh
Questions about commercial and above-shop to HMO in City of Edinburgh
What about the shop below?
The homes above must be separated from the commercial unit by fire-resisting construction, and the escape route must not pass through the shop. We design the separation as part of the building control application.
Do you work on listed or conservation area buildings?
Yes, with the right consents in place. Older high street buildings often need extra care with windows, fire upgrades and sound insulation.
Do you carry out commercial and above-shop to HMO across City of Edinburgh?
Yes, across the whole of City of Edinburgh, including Edinburgh.
Who licenses HMOs in City of Edinburgh?
City of Edinburgh council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in City of Edinburgh
- Large HMO conversions (7+ sharers) in City of Edinburgh
- Escape routes, emergency lighting and fire stopping in City of Edinburgh
- Sound insulation in City of Edinburgh
- EPC and energy upgrades in City of Edinburgh
- Rewires and EICR remedials in City of Edinburgh
- Layout changes and room reconfiguration in City of Edinburgh
- Void and between-tenancy refurbs in City of Edinburgh
- Fire doors in City of Edinburgh