Double-storey extensions for homes in Moray
Planning a double-storey extension in Moray? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide priceFrom £37,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Towns covered4
- Site visitFree, no obligation
Towns in Moray
What is included
- Insulation, plastering, electrics and plumbing to finish
- Building regulations drawings and structural design
- Ground and first floor structure, roof tied into the existing roof
- Breaking through at both levels, stairs and landing changes where needed
- Householder planning application where needed
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Extensions in and around Moray
Towns we cover in Moray include Elgin, Forres, Buckie, Lossiemouth. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Double-storey extension prices in Moray
For Moray 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 Moray: £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.
Planning rules that apply in Moray
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
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.
Our process, step by step
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
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
How long does a double-storey extension take to build in Moray?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Moray, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Moray 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 Moray
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.