Double-storey extensions in Inverness: design, approvals and build
If you live in Inverness and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in InvernessFrom £37,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsIV1, IV2, IV3
Do I need planning permission in Inverness?
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.
The planning position for a specific Inverness address depends on its history and any designations, which is why we check it at the first visit.
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.
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.
What we take care of
- Insulation, plastering, electrics and plumbing to finish
- Ground and first floor structure, roof tied into the existing roof
- Breaking through at both levels, stairs and landing changes where needed
- Foundations sized for two floors
- Measured survey, design and planning drawings
- Building regulations drawings and structural design
Extensions in and around Inverness
We cover Inverness and the postcode districts IV1, IV2, IV3. Nearby, we also take on projects in Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles).
Forres, in Moray, is roughly 25 miles from Inverness 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.
How much does a double-storey extension cost in Inverness?
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Inverness: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Inverness
Do I need building regulations approval in Inverness?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Who do I contract with for a double-storey extension in Inverness?
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 Inverness 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.
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 Inverness
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.