A small HMO is a shared house for three to six unrelated people. For a house in Bonnyrigg we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately.
- Area
- Midlothian, Scotland
- Postcodes
- EH18, EH19, EH22 and EH24
- Location
- 6 miles south-east of Edinburgh
- Pricing region
- Scotland
What do small HMO conversions (3–6 sharers) in Bonnyrigg involve?
- Decoration and durable flooring
- Room-by-room size check before any work starts
- Second bathroom, shower room or ensuites
- Fire doors to rooms off the escape route
- Locks, door closers and thumb-turn locks on the exit route
Which rules apply in Bonnyrigg?
Here is what usually applies to a Bonnyrigg job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- 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 Bonnyrigg?
| 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 |
Use these as a starting point for budgeting. Access, condition and the council’s requirements in Bonnyrigg can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Allow 4–10 weeks on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
When do Bonnyrigg landlords need it?
We usually get the call when:
- An existing small HMO needs bringing up to date
- You want a three to six sharer layout that fits the local planning rules
Questions about small HMO conversions (3–6 sharers) in Bonnyrigg
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.
Which postcodes in Bonnyrigg do you work in?
All of them, including EH18, EH19, EH22 and EH24, and the surrounding parts of Midlothian.
Where do I check the HMO rules for an address in Bonnyrigg?
With the local council for the address. 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 Bonnyrigg?
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 Bonnyrigg
- Dalkeith · 2 mi
- Mayfield · 3 mi
- Musselburgh · 5 mi
- Penicuik · 6 mi
- Edinburgh · 6 mi
- Broxburn · 15 mi
- All of Midlothian
Other HMO services in Bonnyrigg
- House to HMO conversion in Bonnyrigg
- Ensuite installation in Bonnyrigg
- Fire alarm and detection systems in Bonnyrigg
- Communal kitchen refits in Bonnyrigg
- Fire doors in Bonnyrigg
- Licence condition and schedule-of-works in Bonnyrigg
- Large HMO conversions (7+ sharers) in Bonnyrigg
- Commercial and above-shop to HMO in Bonnyrigg