In short: An HMO loft conversion adds one or two letting rooms, often with an ensuite, in the roof space. We carry this out across Scottish Borders, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- TD, EH, ML
- Main towns
- Hawick
What do loft conversions for extra rooms in Scottish Borders involve?
- Ensuite where space allows
- New stair within the protected route
- Feasibility and head-height check
- Structural design and steelwork
- Planning or permitted development check
- Building control sign-off
Which rules apply in Scottish Borders?
- 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 Scottish Borders?
| 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 Scottish Borders
Questions about loft conversions for extra rooms in Scottish Borders
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.
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.
Do you carry out loft conversions for extra rooms across Scottish Borders?
Yes, across the whole of Scottish Borders, including Hawick.
Who licenses HMOs in Scottish Borders?
Scottish Borders council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Scottish Borders
- Extensions for extra rooms in Scottish Borders
- Large HMO conversions (7+ sharers) in Scottish Borders
- Escape routes, emergency lighting and fire stopping in Scottish Borders
- Ensuite installation in Scottish Borders
- Layout changes and room reconfiguration in Scottish Borders
- Fire alarm and detection systems in Scottish Borders
- Bedroom upgrades and room refits in Scottish Borders
- Void and between-tenancy refurbs in Scottish Borders