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 Midlothian 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
- Main towns
- Bonnyrigg, Penicuik, Mayfield, Dalkeith
What does student HMO refurbishment in Midlothian involve?
- Hard-wearing kitchens and worktops
- Robust flooring and wipe-clean paint
- Study space and sockets in every room
- Broadband and electrics upgrades
- Summer works programme agreed in spring
- Photo handover before move-in
Which rules apply in Midlothian?
- Landlords must also be on the Scottish landlord register, renewed every 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.
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
- 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.
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 Midlothian?
| 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 Midlothian
Questions about student HMO refurbishment in Midlothian
When should I book a summer student refurbishment?
By spring if you can. The window between tenancies is short and contractors in university towns book up quickly.
Can you work around a 1 July or 1 September start?
Yes. We agree a programme backwards from the move-in date and tell you early if anything is at risk.
Do you carry out student HMO refurbishment across Midlothian?
Yes, across the whole of Midlothian, including Bonnyrigg, Penicuik, Mayfield.
Who licenses HMOs in Midlothian?
Midlothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Midlothian
- Void and between-tenancy refurbs in Midlothian
- Communal kitchen refits in Midlothian
- Ensuite installation in Midlothian
- HMO fire safety upgrades in Midlothian
- Bedroom upgrades and room refits in Midlothian
- Full HMO refurbishment in Midlothian
- Small HMO conversions (3–6 sharers) in Midlothian
- Licence condition and schedule-of-works in Midlothian