Flat roof extensions across Irvine
We design and build flat roof extensions for houses in Irvine, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in IrvineFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsKA11, KA12
How much does a flat roof extension cost in Irvine?
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 Irvine: £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.
Do I need planning permission in Irvine?
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Applications are decided by your council as planning authority.
What we take care of
- Warm-roof design with insulation above the deck
- Lanterns or rooflights with upstands
- Membrane choice: single-ply, EPDM or GRP
- Falls and outlets designed to drain properly
Covering Irvine
Our survey diary covers Irvine, including KA11, KA12. Neighbouring towns we cover include Kilwinning (3 miles), Troon (5 miles), Saltcoats (5 miles), Kilmarnock (6 miles).
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Flat roof extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Irvine, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a flat roof extension in Irvine?
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 you cover all of Irvine?
Yes. We cover Irvine and the surrounding parts of Ayrshire. Site visits are free and there is no obligation.
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 £1,720 to £3,280 per m² including VAT.
Book a free site visit in Irvine
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.