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. For a house in Edinburgh we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately. With students as well as working sharers renting in Edinburgh, we plan bigger jobs for the gap between academic-year tenancies where we can.
- Area
- City of Edinburgh, Scotland
- Postcodes
- EH1, EH2, EH3 and EH6
- Location
- 42 miles east of Glasgow
- Council
- City of Edinburgh Council
- Pricing region
- Scotland
What does commercial and above-shop to HMO in Edinburgh involve?
- Fire separation between the commercial unit and the homes above
- Coordination with planning and building control
- New kitchens, bathrooms and ensuites
- Separate entrance and protected escape route
- Sound insulation to floors and party walls
Which rules apply in Edinburgh?
The rules below are the Scotland-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Edinburgh before we price.
- Landlords must also be on the Scottish landlord register, renewed every 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.
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
How much does commercial and above-shop to HMO cost in 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 |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Edinburgh can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Most jobs of this kind take 12–24 weeks. If a council deadline applies in Edinburgh, tell us at the first call so the programme is built around it.
For student houses in Edinburgh, booking by spring is the safest way to make the summer gap.
When do Edinburgh landlords need it?
Typical reasons for this work in Edinburgh:
- A small office building with planning for residential use
- A mixed-use building where the upper floors need bringing into use
Questions about commercial and above-shop to HMO in Edinburgh
Is building control needed?
Yes. Changing commercial space to residential use is a material change of use and needs building regulations approval.
How far do you travel from Edinburgh?
We cover the whole of City of Edinburgh and work UK-wide. For Edinburgh the nearest towns on our list are Musselburgh (6 miles), Dalkeith (6 miles), Bonnyrigg (6 miles).
Which council covers HMOs in Edinburgh?
Edinburgh is covered by City of Edinburgh Council. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much does commercial and above-shop to HMO cost in Edinburgh?
Our guide ranges for Scotland are in the table on this page, and the guide-price tool gives a figure for your house. A fixed written quote follows a free site visit.
Commercial and above-shop to HMO near Edinburgh
- Musselburgh · 6 mi
- Dalkeith · 6 mi
- Bonnyrigg · 6 mi
- Mayfield · 8 mi
- Penicuik · 8 mi
- Broxburn · 11 mi
- All of City of Edinburgh
Other HMO services in Edinburgh
- Large HMO conversions (7+ sharers) in Edinburgh
- Escape routes, emergency lighting and fire stopping in Edinburgh
- Sound insulation in Edinburgh
- EPC and energy upgrades in Edinburgh
- Rewires and EICR remedials in Edinburgh
- Layout changes and room reconfiguration in Edinburgh
- Bedroom upgrades and room refits in Edinburgh
- Full HMO refurbishment in Edinburgh