In short: An HMO extension adds space to a shared house, usually a ground-floor bedroom with ensuite or a bigger communal kitchen. Across Midlothian, the work is planned around Scotland’s HMO rules and the standards the local council publishes.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH
- Main towns
- Bonnyrigg, Penicuik, Mayfield, Dalkeith
What do extensions for extra rooms in Midlothian involve?
- Ensuite drainage and extraction
- Party wall coordination where needed
- Building control completion
- Foundations, structure and roof
- Heating, insulation and glazing
- Planning route check and drawings
Which rules apply in Midlothian?
- 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.
- 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.
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 extensions for extra rooms cost in Midlothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Single-storey extension, about 15 m² | £35,000 – £60,000 | £33,250 – £57,000 | project |
| Single-storey extension per m² | £1,800 – £4,000 | £1,700 – £3,800 | m² |
Typical time on site: 8–14 weeks. For a figure for your house, try the guide-price tool.
Extensions for extra rooms by town in Midlothian
Questions about extensions for extra rooms in Midlothian
Can I extend an HMO under permitted development?
Some extensions to houses are permitted development, but rules differ for HMOs and by nation and council. We check the address before design.
Will the extension affect neighbours?
Possibly, if it is on or near a boundary. Party wall procedures may apply in England and Wales.
Do you carry out extensions for extra rooms 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
- Loft conversions for extra rooms in Midlothian
- Communal kitchen refits in Midlothian
- Layout changes and room reconfiguration in Midlothian
- Large HMO conversions (7+ sharers) in Midlothian
- Ensuite installation in Midlothian
- House to HMO conversion in Midlothian
- Void and between-tenancy refurbs in Midlothian
- EPC and energy upgrades in Midlothian