Kelso house extensions
We design and build house extensions for homes in Kelso and the surrounding Scottish Borders area, with guide prices adjusted for the region.
- Postcode districtsTD5
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitFree, no obligation
What works best for Kelso houses?
Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
The types we would usually look at first for a home in Kelso are single-storey rear extensions, double-storey extensions and bungalow extensions, depending on the garden and how the house is laid out.
Approvals for an extension in Kelso
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.
Popular extension prices in Kelso
Prices on this page use our Scotland factor of ×0.98, include VAT at 20% and cover the build; your written price follows a survey and agreed drawings.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
| Extensions over a garage | 12 m² | £24,500 – £32,000 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
Areas we cover around Kelso
Across TD5, we can visit, measure and advise. Neighbouring towns we cover include Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles). Bonnyrigg, in Edinburgh and the Lothians, is roughly 33 miles from Kelso and also on our list.
Extension types and starting prices
- Extension plans and drawings · from £1,150
- Timber frame extensions · from £20,500
- Wraparound extensions · from £35,000
- Flat roof extensions · from £20,500
- Pitched roof extensions · from £21,500
- Side extensions · from £21,500
- Home office extensions · from £15,500
- Planning permission for extensions · from £300
- Annexe extensions · from £53,500
- Bedroom extensions · from £25,000
- Utility and boot room extensions · from £13,500
- Extensions over a garage · from £23,500
- Orangery extensions · from £29,000
- Double-storey extensions · from £37,000
- Kitchen extensions · from £26,000
- Porch extensions · from £3,900
- Side return extensions · from £17,500
- Conservatory replacement extensions · from £19,500
- Bungalow extensions · from £25,500
- Single-storey rear extensions · from £20,500
- Glass box extensions · from £29,000
- Building regulations for extensions · from £850
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions about extensions in Kelso
How much does an extension cost in Kelso?
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 Kelso?
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.
Do you cover all of Kelso?
Yes, including the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
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.
Can I get a price before anyone visits?
Yes. This page shows guide prices adjusted for Kelso, and the guide-price tool gives a range for your own size and finish in about a minute.
Book a free site visit in Kelso
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- 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 .
Book a free site visit
Tell us a little about the project and we will arrange a time.