Home extensions in Lerwick
We take on house extensions in Lerwick by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Postcode districtsZE1
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitBy arrangement
What works best for Lerwick houses?
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Start by comparing orangery extensions, double-storey extensions and single-storey rear extensions: between them they cover most of the layouts we see requested for houses like these.
Lerwick extension prices at a glance
Every figure below is a guide for Lerwick, adjusted for Scotland build costs (×0.98) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
| Extensions over a garage | 12 m² | £24,500 – £32,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
Planning and building control in Lerwick
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted.
In a conservation area or national scenic area the householder permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition or direction, any extension needs an application.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
Applications are decided by your council as planning authority.
Choose an extension type
- Extension plans and drawings · from £1,150
- Building regulations for extensions · from £850
- Double-storey extensions · from £37,000
- Single-storey rear extensions · from £20,500
- Glass box extensions · from £29,000
- Conservatory replacement extensions · from £19,500
- Bedroom extensions · from £25,000
- Bungalow extensions · from £25,500
- Pitched roof extensions · from £21,500
- Flat roof extensions · from £20,500
- Side return extensions · from £17,500
- Annexe extensions · from £53,500
- Porch extensions · from £3,900
- Side extensions · from £21,500
- Planning permission for extensions · from £300
- Kitchen extensions · from £26,000
- Timber frame extensions · from £20,500
- Orangery extensions · from £29,000
- Wraparound extensions · from £35,000
- Home office extensions · from £15,500
- Utility and boot room extensions · from £13,500
- Extensions over a garage · from £23,500
Site visit by arrangement
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions about extensions in Lerwick
How much does an extension cost in Lerwick?
Using our Scotland factor (×0.98), a standard-spec single-storey extension of 20 m² is a guide £40,000 to £51,000 including VAT, and a 32 m² two-storey extension £56,000 to £74,000. Your written price follows the survey.
Do I need planning permission for an extension in Lerwick?
Not always. It depends on the size, position and your property's history. Scottish householder rules allow some smaller extensions without an application, but a building warrant is still needed.
Will my neighbours need to be told?
If you apply for planning permission the council notifies neighbours, and we agree access with them in writing for work near a shared boundary.
How long does an extension take in Lerwick?
Usually 2 to 4 months of design and approvals, then 10 to 16 weeks on site for a single-storey extension or 16 to 24 weeks for two storeys.
Talk to us about a project in Lerwick
We will talk through the project, the planning position and how we would organise the visit and the build.
- Site visit arranged around travel, costs agreed first
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Send us your project details
Tell us a little about the project and we will arrange a time.