Luton flat roof extensions, designed and built
We design and build flat roof extensions for houses in Luton, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in LutonFrom £22,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsLU1, LU2, LU3, LU4, LU5
Working in Luton
We cover Luton and the postcode districts LU1, LU2, LU3, LU4, LU5, LU6. Nearby, we also take on projects in Dunstable (5 miles), Leighton Buzzard (11 miles), Ampthill (11 miles), Kempston (17 miles).
Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Planning rules that apply in Luton
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 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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Flat roof extension prices in Luton
These guide figures apply our East of England adjustment (×1.06) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Luton: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Included in a typical project
- Falls and outlets designed to drain properly
- Lanterns or rooflights with upstands
- Parapets or edge trims and flashings to the house
- Membrane choice: single-ply, EPDM or GRP
What happens next
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Your questions about a flat roof extension in Luton
Do I need building regulations approval in Luton?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Luton, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Luton?
Yes. We cover Luton and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
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.
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 Luton
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.