In short: An HMO extension adds space to a shared house, usually a ground-floor bedroom with ensuite or a bigger communal kitchen. Across Orkney Islands, the work is planned around Scotland’s HMO rules and the standards the local council publishes.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- KW
What do extensions for extra rooms in Orkney Islands involve?
- Foundations, structure and roof
- Building control completion
- Heating, insulation and glazing
- Party wall coordination where needed
- Ensuite drainage and extraction
- Kitchen or bedroom fit-out
Which rules apply in Orkney Islands?
- 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 Orkney Islands?
| 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.
Questions about extensions for extra rooms in Orkney Islands
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.
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 Orkney Islands?
Yes, across the whole of Orkney Islands.
Who licenses HMOs in Orkney Islands?
Orkney Islands council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Orkney Islands
- Loft conversions for extra rooms in Orkney Islands
- Communal kitchen refits in Orkney Islands
- Layout changes and room reconfiguration in Orkney Islands
- Large HMO conversions (7+ sharers) in Orkney Islands
- Ensuite installation in Orkney Islands
- House to HMO conversion in Orkney Islands
- Escape routes, emergency lighting and fire stopping in Orkney Islands
- Rewires and EICR remedials in Orkney Islands