Flat roof extensions for homes in Bonnyrigg
Thinking about a flat roof extension for your Bonnyrigg 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 price in BonnyriggFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH18, EH19, EH22, EH24
Planning rules that apply in Bonnyrigg
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted. Separately, almost every extension needs a building warrant from the council before work starts.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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 should I budget for a flat roof extension in Bonnyrigg?
Prices below are for Bonnyrigg, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Bonnyrigg: £1,720 to £3,280 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £39,500 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £66,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £98,500 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Falls and outlets designed to drain properly
- Membrane choice: single-ply, EPDM or GRP
- Warm-roof design with insulation above the deck
- Parapets or edge trims and flashings to the house
- Lanterns or rooflights with upstands
Local to Bonnyrigg
Our survey diary covers Bonnyrigg, including EH18, EH19, EH22, EH24. Neighbouring towns we cover include Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 miles).
Peebles, in Scottish Borders, is roughly 15 miles from Bonnyrigg 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.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Bonnyrigg
Who do I contract with for a flat roof extension in Bonnyrigg?
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 Bonnyrigg?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bonnyrigg, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Are flat roof extensions cheaper?
Usually slightly, because there is less roof structure and no tiles. Our guide range is about £1,720 to £3,280 per m² including VAT.
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.
Book a free site visit in Bonnyrigg
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.