Flat roof extensions for homes in Highlands and Islands
Our design and build teams take on flat roof extensions in Highlands and Islands, from the first measured survey through planning and building control to the finished room.
- Guide priceFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered8
- Site visitFree on the mainland; islands by arrangement
How much does a flat roof extension cost in Highlands and Islands?
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Highlands and Islands: £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.
Is a flat roof extension right for your house?
- Homeowners who want maximum light from above
- Modern and 1930s onwards houses
- Extensions under first-floor windows where a pitch will not fit
Height is often what decides a flat roof. Under first-floor windows, a pitched roof may not fit at all; a flat roof keeps the extension low while still giving a good ceiling height inside.
Extensions in and around Highlands and Islands
Towns we cover in Highlands and Islands include Inverness, Fort William, Nairn, Thurso, Kirkwall, Lerwick, Stornoway, Dingwall. Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
Planning and approvals in Highlands and Islands
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.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work 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.
What happens next
Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Site visit
We visit your Highlands and Islands home, measure up, talk through what you want and check the planning position.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about flat roof extensions
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.
How long does a flat roof extension take to build in Highlands and Islands?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Who do I contract with for a flat roof extension 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.
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 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.