Double-storey extensions across Forres
We design and build double-storey extensions for houses in Forres, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in ForresFrom £37,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsIV36
What we take care of
- Foundations sized for two floors
- Insulation, plastering, electrics and plumbing to finish
- Building regulations drawings and structural design
- Householder planning application where needed
Local to Forres
Postcode districts we cover around Forres include IV36. Nearby, we also take on projects in Elgin (11 miles), Lossiemouth (14 miles), Buckie (25 miles).
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
What should I budget for a double-storey extension in Forres?
Prices below are for Forres, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Forres: £1,520 to £2,940 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £37,000 – £44,500 | £42,000 – £55,500 | £54,000 – £71,000 |
| 4 m × 4 m, two floors 32 m² | £48,500 – £58,500 | £56,000 – £74,000 | £72,000 – £94,500 |
| 4 m × 6 m, two floors 48 m² | £72,500 – £87,500 | £84,500 – £111,000 | £108,000 – £141,500 |
For a figure based on your own dimensions, use our guide-price tool.
Planning and approvals in Forres
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. Separately, almost every extension needs a building warrant from the council before work starts.
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.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
Applications are decided by your council as planning authority.
What happens next
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
We visit your Forres home, measure up, talk through what you want and check the planning position.
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Double-storey extension questions answered
Who do I contract with for a double-storey extension in Forres?
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.
Will my neighbours in Forres be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Do you cover all of Forres?
Yes. We cover Forres and the surrounding parts of Moray. Site visits are free and there is no obligation.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,520 to £2,940 per m² of new floor area including VAT, compared with £1,720 to £3,330 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Forres
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.