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 Bonnyrigg we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately.
- Area
- Midlothian, Scotland
- Postcodes
- EH18, EH19, EH22 and EH24
- Location
- 6 miles south-east of Edinburgh
- Pricing region
- Scotland
What does commercial and above-shop to HMO in Bonnyrigg involve?
- New electrics, heating and ventilation
- Fire separation between the commercial unit and the homes above
- New kitchens, bathrooms and ensuites
- Windows and thermal upgrades
- Coordination with planning and building control
Which rules apply in Bonnyrigg?
Commercial and above-shop to HMO in Bonnyrigg must satisfy national law for Scotland, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- 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 Bonnyrigg?
| 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 |
These are typical ranges including VAT, adjusted for Scotland, where costs run below the UK average. The fixed price for a house in Bonnyrigg follows a site visit.
How long does it take?
Typical time on site: 12–24 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
When do Bonnyrigg landlords need it?
Landlords in Bonnyrigg most often ask us for this when:
- Empty upper floors above a shop you own
- A small office building with planning for residential use
Questions about commercial and above-shop to HMO in Bonnyrigg
Is building control needed?
Yes. Changing commercial space to residential use is a material change of use and needs building regulations approval.
Do you cover all of Bonnyrigg?
Yes. We work across Bonnyrigg and the EH18, EH19, EH22 and EH24 postcode areas, plus the rest of Midlothian. Nearby places we also cover include Dalkeith, Mayfield, Musselburgh.
Does a shared house in Bonnyrigg need an HMO licence?
Yes, if 3 or more people who are not from one or two families share amenities as their main home: every HMO in Scotland needs a licence from the council, lasting up to 3 years.
How much does commercial and above-shop to HMO cost in Bonnyrigg?
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 Bonnyrigg
- Dalkeith · 2 mi
- Mayfield · 3 mi
- Musselburgh · 5 mi
- Penicuik · 6 mi
- Edinburgh · 6 mi
- Broxburn · 15 mi
- All of Midlothian
Other HMO services in Bonnyrigg
- Large HMO conversions (7+ sharers) in Bonnyrigg
- Escape routes, emergency lighting and fire stopping in Bonnyrigg
- Sound insulation in Bonnyrigg
- EPC and energy upgrades in Bonnyrigg
- Rewires and EICR remedials in Bonnyrigg
- Layout changes and room reconfiguration in Bonnyrigg
- Ensuite installation in Bonnyrigg
- Licence condition and schedule-of-works in Bonnyrigg