In short: An HMO loft conversion adds one or two letting rooms, often with an ensuite, in the roof space. In Midlothian 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
- Main towns
- Bonnyrigg, Penicuik, Mayfield, Dalkeith
What do loft conversions for extra rooms in Midlothian involve?
- Dormer or roof windows
- Fire doors and extended alarm system
- Structural design and steelwork
- Ensuite where space allows
- Planning or permitted development check
- New stair within the protected route
Which rules apply in Midlothian?
- 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.
- 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.
- 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 do loft conversions for extra rooms cost in Midlothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Dormer loft conversion, about 30 m² | £40,000 – £60,000 | £38,000 – £57,000 | project |
| Rooflight loft conversion, about 30 m² | £22,500 – £30,000 | £21,400 – £28,500 | project |
Typical time on site: 6–10 weeks. For a figure for your house, try the guide-price tool.
Loft conversions for extra rooms by town in Midlothian
Questions about loft conversions for extra rooms in Midlothian
Does a loft room need a fire escape window?
In an HMO the main protection is usually a protected stair and fire doors. The building regulations and fire strategy decide the detail.
How much head height do I need?
As a rule of thumb, about 2.2 metres at the highest point of the existing roof space before any work. Less can work with a dormer or lowered ceilings.
Do you carry out loft conversions for extra rooms across Midlothian?
Yes, across the whole of Midlothian, including Bonnyrigg, Penicuik, Mayfield.
Who licenses HMOs in Midlothian?
Midlothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Midlothian
- Extensions for extra rooms in Midlothian
- Large HMO conversions (7+ sharers) in Midlothian
- Escape routes, emergency lighting and fire stopping in Midlothian
- Ensuite installation in Midlothian
- Layout changes and room reconfiguration in Midlothian
- Fire alarm and detection systems in Midlothian
- Rewires and EICR remedials in Midlothian
- Bedroom upgrades and room refits in Midlothian