Conversions of empty buildings and renovating empty homes
Empty buildings—like old shops, barns, offices or unused upstairs rooms—can often be converted into homes. If you want to fix up an empty house or change a building into a place to live, The Highland Council can give you advice and direct you to what support is available. Renovating a home can be exciting, but it’s important to know about the costs, legal steps, and any discounts you might get
Is the building suitable for conversion?
Before converting a building, it's important to assess its condition through a structural or condition survey and ensure access to essential services like water, drainage, electricity, and gas. You will also need to evaluate environmental factors such as flood risk, contamination, or wildlife presence. You should also consider the financial viability by estimating costs and potential returns.
For expert advice, consult professionals from the Royal Institution of Chartered Surveyors or the Royal Incorporation of Architects in Scotland.
Environmental health and water supply
If the building uses a private water supply:
- it must be tested for safety and quantity
- a risk assessment may be required
- septic tanks must be registered with SEPA
You can get more information regarding private water supplies on our dedicated pages and for information on sewage discharges see the relevant SEPA pages
Listed buildings and conservation areas
If the building is listed or in a conservation area:
- you may face restrictions on design and materials
- specialist advice is recommended
For more details on conservation areas. Check the RIBA Conservation register and the Institute of Historic Building Conservation for a list of specialists in all aspects of historic building repair and maintenance. Historic Environment Scotland offers more advice and support.
Legal checks
Check the title deeds for any burdens or restrictions. These may limit development or require consent from other landowners.
For advice, contact:
- Registers of Scotland
- your solicitor
Protecting wildlife and natural heritage
You must ensure your project does not harm protected species or habitats. For example, bats are protected by law. For more information read the standing advice from NatureScot regarding bats and planning.
Energy efficiency and retrofit
Support may include loans and grants for insulation, heating systems and renewable technologies. Funding may also be available for energy-efficient upgrades.
For more information visit:
- Energy advice from Highland Council
- Scottish grants and discounts database
- Home Energy Scotland grant and loan
Useful links:
Energy Saving Trust Scotland provides impartial and free information on energy efficiency and clean energy solutions. Retrofit Scotland features a case study library and knowledge hub for those interested in the transformation of existing buildings