In short: A full HMO refurbishment brings a tired or non-compliant shared house back up to standard in one project: strip-out, repairs, new kitchens and bathrooms, fire safety, electrics, heating, decoration and flooring. Across East Lothian, the work is planned around Scotland’s HMO rules and the standards the local council publishes.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH, TD
- Main towns
- Musselburgh
What does full HMO refurbishment in East Lothian involve?
- Rewire or electrical upgrades
- Decoration, flooring and furniture-ready rooms
- Strip-out and making good
- Damp and mould repairs
- Fire doors, detection and escape route upgrades
- Condition survey and schedule of works
Which rules apply in East Lothian?
- 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.
- Kitchen, WC and bathroom ratios come from council standards; one WC and one bath or shower per 5 people is a common figure.
- 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.
- An EICR before the first let and at least every 5 years, with C1 and C2 items fixed, PAT testing of supplied appliances and RCD protection.
- Awaab’s Law applies to most private tenancies from 6 October 2026: damp and mould reports must be investigated within 10 working days, and repairs to substantial damp or mould must start within 5 working days.
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 full HMO refurbishment cost in East Lothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| 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 |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| Shared bathroom refit | £5,500 – £9,000 | £5,200 – £8,550 | bathroom |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,700 – £11,400 | house |
Typical time on site: 4–12 weeks. For a figure for your house, try the guide-price tool.
Full HMO refurbishment by town in East Lothian
Questions about full HMO refurbishment in East Lothian
How much does a full HMO refurbishment cost?
It depends on size and condition. Our guide prices page shows typical UK ranges per room and per square metre, and we give a fixed written quote after a site visit.
Do you provide certificates at the end?
Yes: electrical and fire alarm certificates, and building control completion where it applies.
Do you carry out full HMO refurbishment across East Lothian?
Yes, across the whole of East Lothian, including Musselburgh.
Who licenses HMOs in East Lothian?
East Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in East Lothian
- Void and between-tenancy refurbs in East Lothian
- HMO fire safety upgrades in East Lothian
- Rewires and EICR remedials in East Lothian
- Communal kitchen refits in East Lothian
- Shared bathroom and shower room refits in East Lothian
- Damp, mould and HHSRS repairs in East Lothian
- Large HMO conversions (7+ sharers) in East Lothian
- Sound insulation in East Lothian