An HMO extension adds space to a shared house, usually a ground-floor bedroom with ensuite or a bigger communal kitchen. For a house in Bonnyrigg we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately.
- Area
- Midlothian, Scotland
- Postcodes
- EH18, EH19, EH22 and EH24
- Location
- 6 miles south-east of Edinburgh
- Pricing region
- Scotland
What do extensions for extra rooms in Bonnyrigg involve?
- Foundations, structure and roof
- Planning route check and drawings
- Party wall coordination where needed
- Building control completion
- Fire separation and detection extended to the new space
Which rules apply in Bonnyrigg?
The rules below are the Scotland-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Bonnyrigg before we price.
- 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.
How much do extensions for extra rooms cost in Bonnyrigg?
| 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 |
These are typical ranges including VAT, adjusted for Scotland, where costs run below the UK average. The fixed price for a house in Bonnyrigg follows a site visit.
How long does it take?
Allow 8–14 weeks on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
When do Bonnyrigg landlords need it?
We usually get the call when:
- Moving to more sharers with consent
- Adding a ground-floor room
Questions about extensions for extra rooms in Bonnyrigg
Is a kitchen extension worth it?
Often, when the existing kitchen limits how many people the council will allow. A bigger kitchen can unlock an extra room.
How far do you travel from Bonnyrigg?
We cover the whole of Midlothian and work UK-wide. For Bonnyrigg the nearest towns on our list are Dalkeith (2 miles), Mayfield (3 miles), Musselburgh (5 miles).
Does a shared house in Bonnyrigg 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 do extensions for extra rooms cost in Bonnyrigg?
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.
Extensions for extra rooms near Bonnyrigg
- Dalkeith · 2 mi
- Mayfield · 3 mi
- Musselburgh · 5 mi
- Penicuik · 6 mi
- Edinburgh · 6 mi
- Broxburn · 15 mi
- All of Midlothian
Other HMO services in Bonnyrigg
- Loft conversions for extra rooms in Bonnyrigg
- Communal kitchen refits in Bonnyrigg
- Layout changes and room reconfiguration in Bonnyrigg
- Large HMO conversions (7+ sharers) in Bonnyrigg
- Ensuite installation in Bonnyrigg
- House to HMO conversion in Bonnyrigg
- Damp, mould and HHSRS repairs in Bonnyrigg
- Escape routes, emergency lighting and fire stopping in Bonnyrigg