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. Across West Lothian, 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
- Livingston, Bathgate, Broxburn, Linlithgow, Armadale
What does licence condition and schedule-of-works in West Lothian involve?
- Item-by-item price against the council’s list
- Follow-up works after re-inspection
- Programme set to meet the council deadline
- Liaison with you before the council revisits
- A completion letter for your licence file
- Fire safety, amenity and repair works
Which rules apply in West Lothian?
- 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 West Lothian?
| 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 West Lothian
Questions about licence condition and schedule-of-works in West Lothian
Can you meet a council deadline?
In most cases, yes, if we see the list early. Send it to us as soon as you get it and we will tell you straight away if a deadline looks tight.
What if the council disagrees with the work?
We build to the written list and standards. If the council asks for more, we price the extra items separately.
Do you carry out licence condition and schedule-of-works across West Lothian?
Yes, across the whole of West Lothian, including Livingston, Bathgate, Broxburn.
Who licenses HMOs in West Lothian?
West Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in West Lothian
- HMO fire safety upgrades in West Lothian
- Rewires and EICR remedials in West Lothian
- Communal kitchen refits in West Lothian
- Shared bathroom and shower room refits in West Lothian
- Damp, mould and HHSRS repairs in West Lothian
- Fire doors in West Lothian
- Loft conversions for extra rooms in West Lothian
- Large HMO conversions (7+ sharers) in West Lothian