- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH, TD
- Main towns
- Musselburgh
What do small HMO conversions (3–6 sharers) in East Lothian involve?
- Interlinked smoke and heat detection
- Decoration and durable flooring
- Room-by-room size check before any work starts
- Kitchen enlarged or refitted for the number of sharers
- Locks, door closers and thumb-turn locks on the exit route
- Fire doors to rooms off the escape route
Which rules apply in East 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.
- 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.
- 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.
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 small HMO conversions (3–6 sharers) cost in East Lothian?
| 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 |
Typical time on site: 4–10 weeks. For a figure for your house, try the guide-price tool.
Small HMO conversions (3–6 sharers) by town in East Lothian
Questions about small HMO conversions (3–6 sharers) in East Lothian
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.
Can I keep a lounge in a small HMO?
Yes, and many councils expect some shared living space where bedrooms are at the smaller end of the size range. We plan the layout so the house works for sharers and meets the local standard.
Do you carry out small HMO conversions (3–6 sharers) across East Lothian?
Yes, across the whole of East Lothian, including Musselburgh.
Who licenses HMOs in East Lothian?
East Lothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in East Lothian
- House to HMO conversion in East Lothian
- Ensuite installation in East Lothian
- Fire alarm and detection systems in East Lothian
- Communal kitchen refits in East Lothian
- Fire doors in East Lothian
- Licence condition and schedule-of-works in East Lothian
- Student HMO refurbishment in East Lothian
- Rewires and EICR remedials in East Lothian