Full HMO refurbishment across West Lothian

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. In West Lothian we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: Scotland
Pricing region: Scotland
Postcode areas: EH
Main towns: Livingston, Bathgate, Broxburn, Linlithgow, Armadale

What does full HMO refurbishment in West Lothian involve?

Fire doors, detection and escape route upgrades
New or refitted kitchens and bathrooms
Condition survey and schedule of works
Heating and hot water upgrades
Strip-out and making good
Decoration, flooring and furniture-ready rooms

Which rules apply in West Lothian?

Landlords must also be on the Scottish landlord register, renewed every 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 West Lothian?

Regional adjustment for Scotland. Planning budgets: see our prices page.
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 West Lothian

Questions about full HMO refurbishment in West 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.

Will you deal with the council’s list of works?

Yes. If you have a schedule of works or an improvement notice, we price against it item by item and give you evidence of completion.

Do you carry out full HMO refurbishment across West Lothian?

Yes, across the whole of West Lothian, including Livingston, Bathgate, Broxburn.

Who licenses HMOs in West Lothian?

West Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.