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 Orkney Islands, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- KW
What does commercial and above-shop to HMO in Orkney Islands involve?
- Fire separation between the commercial unit and the homes above
- Windows and thermal upgrades
- Sound insulation to floors and party walls
- New electrics, heating and ventilation
- New kitchens, bathrooms and ensuites
- Separate entrance and protected escape route
Which rules apply in Orkney Islands?
- 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.
- 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.
Scottish councils set their own HMO licence standards and planning policies. Every HMO needs a licence, so check the council’s standards before you design the layout.
How much does commercial and above-shop to HMO cost in Orkney Islands?
| 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.
Questions about commercial and above-shop to HMO in Orkney Islands
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.
Is building control needed?
Yes. Changing commercial space to residential use is a material change of use and needs building regulations approval.
Do you carry out commercial and above-shop to HMO across Orkney Islands?
Yes, across the whole of Orkney Islands.
Who licenses HMOs in Orkney Islands?
Orkney Islands council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Orkney Islands
- Large HMO conversions (7+ sharers) in Orkney Islands
- Escape routes, emergency lighting and fire stopping in Orkney Islands
- Sound insulation in Orkney Islands
- EPC and energy upgrades in Orkney Islands
- Rewires and EICR remedials in Orkney Islands
- Layout changes and room reconfiguration in Orkney Islands
- Ensuite installation in Orkney Islands
- Fire alarm and detection systems in Orkney Islands