In short: A student HMO refurbishment upgrades a shared house let to students, using hard-wearing finishes and planned around the academic year so the work is finished before the next tenancy starts. In East Lothian 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, TD
- Main towns
- Musselburgh
What does student HMO refurbishment in East Lothian involve?
- Hard-wearing kitchens and worktops
- Fire safety checks and upgrades
- Study space and sockets in every room
- Summer works programme agreed in spring
- Broadband and electrics upgrades
- Robust flooring and wipe-clean paint
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.
- Kitchen, WC and bathroom ratios come from council standards; one WC and one bath or shower per 5 people is a common figure.
- 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.
- An EICR before the first let and at least every 5 years, with C1 and C2 items fixed, PAT testing of supplied appliances and RCD protection.
- 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 does student HMO refurbishment cost in East Lothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Full refurbishment per letting room, with a share of communal areas (excludes kitchens, bathrooms and fire systems; our estimate) | £4,000 – £9,000 | £3,800 – £8,550 | letting room |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| 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 |
| Full rewire, 4–5 bedroom house | £6,000 – £12,000 | £5,700 – £11,400 | house |
Typical time on site: 2–8 weeks over summer. For a figure for your house, try the guide-price tool.
Student HMO refurbishment by town in East Lothian
Questions about student HMO refurbishment in East Lothian
What finishes last best in student houses?
Commercial-grade vinyl or laminate, quartz-effect laminate worktops, wipe-clean paint and good extraction to keep condensation down.
Do student HMOs need a licence?
The same licensing rules apply as for any HMO. Many university towns also run additional licensing schemes, so we check the address.
Do you carry out student HMO refurbishment 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
- Void and between-tenancy refurbs in East Lothian
- Communal kitchen refits in East Lothian
- Ensuite installation in East Lothian
- HMO fire safety upgrades in East Lothian
- Bedroom upgrades and room refits in East Lothian
- Full HMO refurbishment in East Lothian
- Shared bathroom and shower room refits in East Lothian
- Sound insulation in East Lothian