Building regulations for extensions across Highlands and Islands
We prepare the building warrant for extensions for homes across Highlands and Islands, 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 covered8
- Site visitFree on the mainland; islands by arrangement
When it helps
- Glass-heavy designs that need energy calculations
- Every extension, whatever the planning route
- Homeowners using their own builder who need the drawings
Covering Highlands and Islands
Towns we cover in Highlands and Islands include Inverness, Fort William, Nairn, Thurso, Kirkwall, Lerwick, Stornoway, Dingwall. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Fees in Highlands and Islands
These are guide fees for Highlands and Islands, adjusted for Scotland (×0.98) and including VAT. Council application and inspection fees are paid separately.
| 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.
For a figure based on your own dimensions, use our guide-price tool.
Planning and approvals in Highlands and Islands
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.
The planning position for a specific Highlands and Islands address depends on its history and any designations, which is why we check it at the first visit.
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 happens next
Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Highlands and Islands
Do you cover all of Highlands and Islands?
Yes, across the whole of Highlands and Islands. Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Do I need building regulations approval in Highlands and Islands?
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 in Highlands and Islands?
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 site visit in Highlands and Islands
We will measure up, check the planning position and give you honest guide figures.
- Free site visits on the mainland; islands and remote addresses by arrangement
- 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 site visit
Tell us a little about the project and we will arrange a time.