In short: Licence condition works are the jobs a council asks for before or after granting an HMO licence: things like extra detection, fire doors, a second bathroom, kitchen changes or repairs. We carry this out across Highland, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- IV, PH, KW, PA
- Main towns
- Inverness, Fort William
What does licence condition and schedule-of-works in Highland involve?
- Follow-up works after re-inspection
- Fire safety, amenity and repair works
- A completion letter for your licence file
- Item-by-item price against the council’s list
- Liaison with you before the council revisits
- Certificates and photos for each item
Which rules apply in Highland?
- Every HMO needs a council licence: 3 or more people who are not all from one or two families, sharing basic amenities. Licences last up to 3 years.
- 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.
- Awaab’s Law applies to most private tenancies from 6 October 2026: damp and mould reports must be investigated within 10 working days, and repairs to substantial damp or mould must start within 5 working days.
- Landlords must also be on the Scottish landlord register, renewed every 3 years.
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 does licence condition and schedule-of-works cost in Highland?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical allowance for minor amenity and repair items on a council list (our estimate) | £1,500 – £5,000 | £1,400 – £4,750 | house |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
| EICR, 5+ bedroom house | £150 – £400 | £140 – £380 | inspection |
Typical time on site: Set by the council’s deadline. For a figure for your house, try the guide-price tool.
Licence condition and schedule-of-works by town in Highland
Questions about licence condition and schedule-of-works in Highland
Do you deal with the council for me?
We give you the evidence and can talk the council through the works if you want. The licence and any correspondence stay in your name.
Can you help with an improvement notice?
Yes. We carry out the works listed in the notice and give you evidence of completion. Legal questions about the notice are for your adviser.
Do you carry out licence condition and schedule-of-works across Highland?
Yes, across the whole of Highland, including Inverness, Fort William.
Who licenses HMOs in Highland?
Highland council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Highland
- HMO fire safety upgrades in Highland
- Rewires and EICR remedials in Highland
- Communal kitchen refits in Highland
- Shared bathroom and shower room refits in Highland
- Damp, mould and HHSRS repairs in Highland
- Fire doors in Highland
- Ensuite installation in Highland
- Escape routes, emergency lighting and fire stopping in Highland