In short: An HMO bedroom upgrade refits a letting room so it is more comfortable and easier to let: built-in storage, a proper desk space, better lighting and sockets, sound-reducing doors, durable flooring and fresh decoration. We carry this out across Midlothian, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH
- Main towns
- Bonnyrigg, Penicuik, Mayfield, Dalkeith
What do bedroom upgrades and room refits in Midlothian involve?
- LED lighting and dimmers
- Flooring and decoration
- Desk area with sockets and USB points
- Sound-reducing measures
- New fire door with closer where needed
- Window and radiator upgrades
Which rules apply in Midlothian?
- Room sizes are set by each council; East Lothian, for example, uses 6.5 m² for a single room with a shared lounge and kitchen, and 10 m² without.
- 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.
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
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 do bedroom upgrades and room refits cost in Midlothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Bedroom upgrade: fitted storage, desk, sockets, flooring, decoration (our estimate) | £1,500 – £4,500 | £1,400 – £4,300 | room |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
| Acoustic upgrade to a party or partition wall | £900 – £2,000 | £860 – £1,900 | wall |
Typical time on site: 2–5 working days per room. For a figure for your house, try the guide-price tool.
Bedroom upgrades and room refits by town in Midlothian
Questions about bedroom upgrades and room refits in Midlothian
Can you do rooms one at a time?
Yes. Most clients upgrade rooms as they become empty so the rest of the house keeps earning.
Can you add an ensuite at the same time?
Often, yes, if there is space and drainage can be reached. We check both at the survey.
Do you carry out bedroom upgrades and room refits across Midlothian?
Yes, across the whole of Midlothian, including Bonnyrigg, Penicuik, Mayfield.
Who licenses HMOs in Midlothian?
Midlothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Midlothian
- Ensuite installation in Midlothian
- Void and between-tenancy refurbs in Midlothian
- Professional and co-living HMO refurbs in Midlothian
- Sound insulation in Midlothian
- Rewires and EICR remedials in Midlothian
- Full HMO refurbishment in Midlothian
- Damp, mould and HHSRS repairs in Midlothian
- Escape routes, emergency lighting and fire stopping in Midlothian