Flat roof extensions for homes in Bedfordshire
Thinking about a flat roof extension for your Bedfordshire home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide priceFrom £22,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Towns covered6
- Site visitFree, no obligation
Working in Bedfordshire
Towns we cover in Bedfordshire include Luton, Bedford, Dunstable, Leighton Buzzard, Ampthill, Kempston. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
What we take care of
- Parapets or edge trims and flashings to the house
- Lanterns or rooflights with upstands
- Membrane choice: single-ply, EPDM or GRP
- Warm-roof design with insulation above the deck
- Falls and outlets designed to drain properly
What should I budget for a flat roof extension in Bedfordshire?
For Bedfordshire we adjust our national guide rates by ×1.06, the factor we use for East of England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Bedfordshire: £1,860 to £3,550 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £22,000 – £26,500 | £26,000 – £33,500 | £33,000 – £43,000 |
| 4 m × 5 m 20 m² | £37,000 – £43,500 | £43,000 – £55,500 | £55,000 – £71,500 |
| 5 m × 6 m 30 m² | £55,500 – £65,500 | £65,000 – £83,000 | £82,500 – £107,000 |
Try the guide-price tool to see a range for your own size and finish.
Will the council need to approve it?
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
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
We visit your Bedfordshire home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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.
Your questions about a flat roof extension in Bedfordshire
Who do I contract with for a flat roof extension in Bedfordshire?
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.
Do I need building regulations approval in Bedfordshire?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Bedfordshire be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Can I walk on a flat roof extension?
Only for maintenance unless it is designed as a terrace. A roof terrace or balcony needs planning permission and a different structure.
Are flat roof extensions cheaper?
Usually slightly, because there is less roof structure and no tiles. Our guide range is about £1,860 to £3,550 per m² including VAT.
Book a free site visit in Bedfordshire
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.