In short: HMO layout reconfiguration changes the internal plan of a shared house so the rooms, kitchens and bathrooms work together: moving or adding walls, splitting oversized rooms, merging undersized ones, or moving the kitchen off the escape route. In East 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, TD
- Main towns
- Musselburgh
What do layout changes and room reconfiguration in East Lothian involve?
- New stud walls and door openings
- Removing or altering walls with structural design
- Fire separation for new rooms
- Making good and decoration
- Merging undersized rooms
- Measured survey and options drawings
Which rules apply in East Lothian?
- 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.
- 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.
- 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 layout changes and room reconfiguration cost in East Lothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| New stud wall and door forming a room, per room (our estimate) | £1,500 – £3,500 | £1,400 – £3,300 | room formed |
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,300 – £6,200 | letting room |
Typical time on site: 1–4 weeks. For a figure for your house, try the guide-price tool.
Layout changes and room reconfiguration by town in East Lothian
Questions about layout changes and room reconfiguration in East Lothian
Why move a kitchen off the escape route?
Kitchens are where most fires start. Guidance usually prefers that escape routes do not pass through or open directly from a kitchen without protection.
Can you split a large room into two letting rooms?
If both new rooms meet the size standard, have natural light and ventilation, and the fire strategy allows, yes.
Do you carry out layout changes and room reconfiguration across East Lothian?
Yes, across the whole of East Lothian, including Musselburgh.
Who licenses HMOs in East Lothian?
East Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in East Lothian
- House to HMO conversion in East Lothian
- Extensions for extra rooms in East Lothian
- Loft conversions for extra rooms in East Lothian
- Ensuite installation in East Lothian
- Communal kitchen refits in East Lothian
- Escape routes, emergency lighting and fire stopping in East Lothian
- Fire alarm and detection systems in East Lothian
- Rewires and EICR remedials in East Lothian