Building regulations for extensions in Inverness
Need the building warrant for extensions in Inverness? We survey the house, prepare what the council needs and deal with the officers until a decision is made.
- Guide price in InvernessFrom £850 inc VAT
- Approval routeBuilding warrant before work starts
- Timescale2–5 weeks for drawings
- Postcode districtsIV1, IV2, IV3
Design and approval fees for Inverness
Fees below are our Inverness 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.
For a figure based on your own dimensions, use our guide-price tool.
Planning rules that apply in Inverness
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.
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 is included
- Inspection bookings throughout the build
- Completion certificate on sign-off
- Structural calculations for beams, lintels and foundations
- Building regulations drawings and written specification
- Energy and glazing checks, including whole-house calculations if needed
Local to Inverness
Across IV1, IV2, IV3, we can visit, measure and advise. Nearby, we also take on projects in Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles).
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions answered
How long does this take for a Inverness home?
2–5 weeks for drawings, depending on the council and the complexity of the project.
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.
Who do I contract with 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.
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.