Building regulations for extensions across Forres
For Forres homeowners we handle the building warrant for extensions, with fees agreed in writing before any work starts.
- Guide price in ForresFrom £850 inc VAT
- Approval routeBuilding warrant before work starts
- Timescale2–5 weeks for drawings
- Postcode districtsIV36
What it costs in Forres
Fees below are our Forres 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.
Who this service is for
- Homeowners using their own builder who need the drawings
- Glass-heavy designs that need energy calculations
- Every extension, whatever the planning route
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.
Will the council need to approve it?
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design 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.
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).
Nairn, in Highlands and Islands, is roughly 10 miles from Forres 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.
From first visit to completion
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions answered
Who do I contract with 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.
How long does this take for a Forres home?
2–5 weeks for drawings, depending on the council and the complexity of the project.
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.
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.