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. Penicuik is 8 miles south of Edinburgh. We price full HMO refurbishment there against Scotland’s HMO rules and the council’s written HMO standards, so work is planned to the standard an inspection looks for.
- Area
- Midlothian, Scotland
- Postcodes
- EH26
- Location
- 8 miles south of Edinburgh
- Pricing region
- Scotland
What does full HMO refurbishment in Penicuik involve?
- Fire doors, detection and escape route upgrades
- Rewire or electrical upgrades
- Strip-out and making good
- Condition survey and schedule of works
- Heating and hot water upgrades
Which rules apply in Penicuik?
Full HMO refurbishment in Penicuik 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:
- 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.
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
- 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.
How much does full HMO refurbishment cost in Penicuik?
| 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 |
These are typical ranges including VAT, adjusted for Scotland, where costs run below the UK average. The fixed price for a house in Penicuik follows a site visit.
How long does it take?
Typical time on site: 4–12 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
When do Penicuik landlords need it?
Landlords in Penicuik most often ask us for this when:
- A council inspection or licence renewal has listed defects
- A house that has been let hard for years
Questions about full HMO refurbishment in Penicuik
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.
How far do you travel from Penicuik?
We cover the whole of Midlothian and work UK-wide. For Penicuik the nearest towns on our list are Bonnyrigg (6 miles), Dalkeith (7 miles), Mayfield (8 miles).
Does a shared house in Penicuik 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 full HMO refurbishment cost in Penicuik?
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.
Full HMO refurbishment near Penicuik
- Bonnyrigg · 6 mi
- Dalkeith · 7 mi
- Mayfield · 8 mi
- Edinburgh · 8 mi
- Musselburgh · 10 mi
- Broxburn · 12 mi
- All of Midlothian
Other HMO services in Penicuik
- Void and between-tenancy refurbs in Penicuik
- HMO fire safety upgrades in Penicuik
- Rewires and EICR remedials in Penicuik
- Communal kitchen refits in Penicuik
- Shared bathroom and shower room refits in Penicuik
- Damp, mould and HHSRS repairs in Penicuik
- Fire alarm and detection systems in Penicuik
- Professional and co-living HMO refurbs in Penicuik