Building regulations for extensions across Edinburgh and the Lothians
We prepare the building warrant for extensions for homes across Edinburgh and the Lothians, on their own or as the first stage of a full design and build project.
- Guide priceFrom £850 inc VAT
- Approval routeBuilding warrant before work starts
- Towns covered7
- Site visitFree, no obligation
Towns in Edinburgh and the Lothians
What we take care of
- Inspection bookings throughout the build
- Structural calculations for beams, lintels and foundations
- Energy and glazing checks, including whole-house calculations if needed
- Building regulations drawings and written specification
- Completion certificate on sign-off
Building regulations approval and planning permission are separate. A design can have planning consent and still need changes to meet the regulations, which is why we draw for both together.
Working in Edinburgh and the Lothians
Towns we cover in Edinburgh and the Lothians include Edinburgh, Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik, Broxburn. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Do I need planning permission in Edinburgh and the Lothians?
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.
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.
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.
What it costs in Edinburgh and the Lothians
Fees below are our Edinburgh and the Lothians guide (×0.98, the Scotland factor), including VAT. Council and building control fees are extra.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Building regulations drawings for a simple single-storey extension | £850 – £1,800 |
| Standard | Drawings plus structural calculations | £1,250 – £2,550 |
| Premium | Complex or two-storey pack with energy calculations | £2,150 – £3,750 |
Our design fee only. Building control charges are set by your council (or, in England and Wales, a registered building control approver) and quoted separately.Council fees are extra and are set by the Scottish Government.
Want a range for your exact size? The guide-price tool takes about a minute.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Common questions in Edinburgh and the Lothians
Will my neighbours in Edinburgh and the Lothians 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Edinburgh and the Lothians, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with in Edinburgh and the Lothians?
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.
Book a free site visit in Edinburgh and the Lothians
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.