A void refurbishment is the work done while a room or house is empty between tenancies: repairs, redecoration, flooring, deep cleaning and safety checks, done quickly so the room can be let again. For a house in Edinburgh we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately. Edinburgh has a university population, so many shared houses are let to students on yearly tenancies, and summer is the main window for works.
- Area
- City of Edinburgh, Scotland
- Postcodes
- EH1, EH2, EH3 and EH6
- Location
- 42 miles east of Glasgow
- Council
- City of Edinburgh Council
- Pricing region
- Scotland
What do void and between-tenancy refurbs in Edinburgh involve?
- Fire door, closer and alarm checks
- Repairs to doors, closers, locks and fittings
- Carpet, vinyl or laminate replacement
- Kitchen and bathroom refresh
- Redecoration in hard-wearing finishes
Which rules apply in Edinburgh?
The rules below are the Scotland-wide position for this kind of work. Councils add their own standards and schemes on top, so we always check the address in Edinburgh before we price.
- 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.
- Awaab’s Law applies to most private tenancies from 6 October 2026: damp and mould reports must be investigated within 10 working days, and repairs to substantial damp or mould must start within 5 working days.
- 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.
How much do void and between-tenancy refurbs cost in Edinburgh?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Between-tenancy turnaround per room: repairs, redecoration, flooring (our estimate) | £600 – £1,800 | £570 – £1,700 | room |
| Mould treatment and making good | £250 – £500 | £240 – £480 | room |
| 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 Edinburgh can move the figure either way, which is why we quote after seeing the house.
How long does it take?
Allow 3–10 working days on site for a typical job. Drawings, approvals and long-lead items such as kitchens or fire door sets are booked before we start.
For student houses in Edinburgh, booking by spring is the safest way to make the summer gap.
When do Edinburgh landlords need it?
Landlords in Edinburgh most often ask us for this when:
- Rooms empty between tenancies
- End of the student year in summer
Questions about void and between-tenancy refurbs in Edinburgh
Do you check the fire doors and alarm?
Yes. We check closers, seals and alarm heads as part of every void visit and tell you about anything that needs fixing.
Which postcodes in Edinburgh do you work in?
All of them, including EH1, EH2, EH3 and EH6, and the surrounding parts of City of Edinburgh.
Which council covers HMOs in Edinburgh?
Edinburgh is covered by City of Edinburgh 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 void and between-tenancy refurbs cost in Edinburgh?
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.
Void and between-tenancy refurbs near Edinburgh
- Musselburgh · 6 mi
- Dalkeith · 6 mi
- Bonnyrigg · 6 mi
- Mayfield · 8 mi
- Penicuik · 8 mi
- Broxburn · 11 mi
- All of City of Edinburgh
Other HMO services in Edinburgh
- Bedroom upgrades and room refits in Edinburgh
- Full HMO refurbishment in Edinburgh
- Student HMO refurbishment in Edinburgh
- Fire doors in Edinburgh
- Damp, mould and HHSRS repairs in Edinburgh
- Shared bathroom and shower room refits in Edinburgh
- Fire alarm and detection systems in Edinburgh
- Ensuite installation in Edinburgh