A small HMO is a shared house for three to six unrelated people. In Aberdeen, a place of roughly 200,000 people, the work is planned around the HMO rules for Scotland and the council’s written HMO standards. Aberdeen has a university population, so many shared houses are let to students on yearly tenancies, and summer is the main window for works.
- Area
- Aberdeen City, Scotland
- Postcodes
- AB10, AB11, AB12 and AB24
- Council
- Aberdeen City Council
- Pricing region
- Scotland
What do small HMO conversions (3–6 sharers) in Aberdeen involve?
- Second bathroom, shower room or ensuites
- Decoration and durable flooring
- Interlinked smoke and heat detection
- Fire doors to rooms off the escape route
- Electrical upgrades and certificate
Which rules apply in Aberdeen?
Small HMO conversions (3–6 sharers) in Aberdeen must satisfy national law for Scotland, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- Landlords must also be on the Scottish landlord register, renewed every 3 years.
- 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.
- Kitchen, WC and bathroom ratios come from council standards; one WC and one bath or shower per 5 people is a common figure.
- 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.
How much do small HMO conversions (3–6 sharers) cost in Aberdeen?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Typical 3–4 bed house to a 5–6 bed HMO, all-in | £30,000 – £75,000 | £28,500 – £71,250 | project |
| 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 |
| Shared bathroom refit | £5,500 – £9,000 | £5,200 – £8,550 | bathroom |
| 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 |
Prices in Aberdeen are shown with our regional adjustment for Scotland (below the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
How long does it take?
Typical time on site: 4–10 weeks. We agree the programme with you before starting and send photo updates as the work progresses.
For student houses in Aberdeen, booking by spring is the safest way to make the summer gap.
When do Aberdeen landlords need it?
We usually get the call when:
- A three or four-bedroom house you want to let to sharers
- An existing small HMO needs bringing up to date
Questions about small HMO conversions (3–6 sharers) in Aberdeen
Does a small HMO need a licence?
In England a mandatory licence is needed when five or more people from two or more households share, and smaller HMOs can need one where the council runs additional licensing. Wales still applies a three-storey test, while in Scotland and Northern Ireland every HMO needs a licence. We check the address and tell you which applies before quoting.
Do you cover all of Aberdeen?
Yes. We work across Aberdeen and the AB10, AB11, AB12 and AB24 postcode areas, plus the rest of Aberdeen City. Nearby places we also cover include Nigg, Westhill, Inverurie.
Which council covers HMOs in Aberdeen?
Aberdeen is covered by Aberdeen City Council. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much do small HMO conversions (3–6 sharers) cost in Aberdeen?
Our guide ranges for Scotland are in the table on this page, and the guide-price tool gives a figure for your house. A fixed written quote follows a free site visit.
Small HMO conversions (3–6 sharers) near Aberdeen
- Nigg · 2 mi
- Westhill · 7 mi
- Inverurie · 14 mi
- Peterhead · 28 mi
- Fraserburgh · 38 mi
- Arbroath · 44 mi
- All of Aberdeen City
Other HMO services in Aberdeen
- House to HMO conversion in Aberdeen
- Ensuite installation in Aberdeen
- Fire alarm and detection systems in Aberdeen
- Communal kitchen refits in Aberdeen
- Fire doors in Aberdeen
- Licence condition and schedule-of-works in Aberdeen
- Shared bathroom and shower room refits in Aberdeen
- EPC and energy upgrades in Aberdeen