HMO letting, done properly, in Edinburgh.
THE OPPORTUNITY
Why Edinburgh landlords are choosing HMOs.
Already a landlord? Our free, no-obligation portfolio review is for anyone letting two or more properties in Edinburgh. We audit every property and show you where to grow income, protect income and cut cost and risk.
Grow the income
We benchmark rents against the current Edinburgh market, identify underperforming properties and advise on refurbishment, reconfiguration or tenancy changes that unlock higher returns.
Protect the income
From tenancy health and compliance dates to void-risk and tenant selection, we spot the gaps that could cost you money and recommend practical safeguards.
Cut cost and risk
We review management costs, maintenance spend and regulatory exposure to highlight savings, streamline processes and reduce the administrative burden of running multiple properties.
GETTING IT RIGHT
What an Edinburgh HMO licence actually requires.
An HMO licence is granted by the City of Edinburgh Council only when the property meets a defined set of safety and space standards. Get any of it wrong and the council can cut a three-year licence down to one — with no refund. Here's what matters.
THRESHOLD
3 or more unrelated tenants
Any property let to three or more unrelated tenants who share a kitchen, bathroom or toilet needs an HMO licence from the City of Edinburgh Council.
FIRE SAFETY
Fire doors & detection
FD30 fire doors with self-closers on rooms off the hall (the bathroom aside), interlinked hard-wired smoke and heat alarms throughout, plus emergency lighting and a current fire risk assessment.
SPACE STANDARDS
Room sizes & layout
Bedrooms are expected to meet minimum dimensions — typically around 2.25m wide and 6.5m² of floor area where a communal living space is provided — with adequate kitchen, bathroom and socket provision per room.
CERTIFICATES
The compliance pack
Valid gas safety, electrical (EICR), PAT testing and EPC certificates, plus a Legionella risk assessment and correct smoke / heat / CO alarm coverage — all in date before the application goes in.
REGISTRATION
Landlord registration first
HMO licensing sits on top of landlord registration, not instead of it. You must be a registered landlord — and on a purchase, registered before completion, or the existing licence lapses and a fresh application is needed.
CLEAR UPFRONT NUMBERS
The cost of an HMO licence in Edinburgh.
The City of Edinburgh Council sets licence fees by occupancy. These are the current 2025/26 application fees — and we'll show you the full picture before you commit a penny.
OCCUPANTS
ONE YEAR
THREE YEAR
3 tenants
£253
£653
4 tenants
£471
£871
5 tenants
£689
£1,089
6 tenants
£967
£1,367
7 tenants
£1,248
£1,646
OCCUPANTS
ONE YEAR
THREE YEAR
3 tenants
£253
£653
4 tenants
£471
£871
5 tenants
£689
£1,089
6 tenants
£967
£1,367
7 tenants
£1,248
£1,646
CLEAR UPFRONT NUMBERS
The cost of an HMO licence in Edinburgh.
The City of Edinburgh Council sets licence fees by occupancy. These are the current 2025/26 application fees — and we'll show you the full picture before you commit a penny.
3 tenants
£253
ONE YEAR
£653
THREE YEAR
4 tenants
ONE YEAR
£471
THREE YEAR
£871
5 tenants
6 tenants
ONE YEAR
£967
7 tenants
£689
ONE YEAR
£1,089
THREE YEAR
THREE YEAR
£1,367
£1,248
ONE YEAR
£1,648
THREE YEAR
Source — City of Edinburgh Council HMO application fees, 2025/26. Reviewed annually; we'll confirm the latest at your valuation.
SIMPLE FROM THE FIRST CONVERSATION
Four steps, and the rest is ours to carry.
From first valuation to compliant let, we turn your property into a licensed Edinburgh HMO — and keep it that way.
01
Free valuation
We assess your property's HMO potential and flag anything worth addressing.
02
A tailored plan
A clear proposal — licensing, any works, and projected returns.
03
Licensed & ready
Applications, certificates and standards, all handled and tracked.
04
Let & managed
We fill the rooms and keep you compliant. You collect the income.
FAQ
HMO landlord questions.
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Yes. Milards can review the property from a rental and management perspective, flag potential licensing or layout issues and help you understand the work that may be needed before an HMO strategy is pursued. Formal technical or legal advice can be brought in where required.
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Yes. Milards can take over the management of an existing HMO, and arrange a complete handover. That includes reviewing the licence position, tenancy records, safety documentation, deposit information and any outstanding compliance or maintenance actions.
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An HMO adds a separate licensing regime and more detailed standards around occupation, fire safety, space and property management. It also creates additional renewal dates and evidence requirements. Specialist management helps keep those HMO obligations aligned with the landlord's wider tenancy and Repairing Standard duties.
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It is helpful to have the current HMO licence details, tenancy documents, inventory, deposit information, safety certificates, inspection records and any recent maintenance history available. Milards can then identify any gaps and plan the management handover around the property's current licence and tenancy position.
Let's look at your HMO.
Whether you're licensing a new purchase, converting a flat, or moving an existing HMO to an agent who knows the regime — book a free, no-obligation appraisal with the Milards team.