Bedroom extensions across Livingston
Livingston homeowners can use us for the whole bedroom extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in LivingstonFrom £25,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time14–22 weeks on site
- Postcode districtsEH52, EH53, EH54
Planning and approvals in Livingston
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
How much does a bedroom extension cost in Livingston?
For Livingston we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Livingston: £1,570 to £3,140 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £25,000 – £31,500 | £25,000 – £33,000 | £28,000 – £38,000 |
| Bedroom and en-suite 18 m² | £28,000 – £34,500 | £33,500 – £43,500 | £42,000 – £56,500 |
| Two rooms 30 m² | £47,000 – £57,500 | £55,500 – £72,500 | £70,500 – £94,500 |
For a figure based on your own dimensions, use our guide-price tool.
Working in Livingston
Our survey diary covers Livingston, including EH52, EH53, EH54. The same team covers Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles), all within easy reach.
Grangemouth, in Forth Valley, is roughly 11 miles from Livingston and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
What we take care of
- Planning drawings and application
- En-suite drainage and ventilation design
- Heating extended to the new rooms
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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.
Your questions about a bedroom extension in Livingston
Who do I contract with for a bedroom extension in Livingston?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Livingston, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Livingston?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I add a ground-floor bedroom for a relative?
Yes. A ground-floor bedroom with an accessible shower room is a common request. If it will be lived in as a self-contained home, planning treats it differently, so tell us how it will be used.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in Livingston
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.