Extensions over a garage in Falkirk
Thinking about an over-garage extension for your Falkirk 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 FalkirkFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsFK1, FK2, FK3, FK5
Working in Falkirk
Site visits are available across Falkirk (FK1, FK2, FK3, FK5). The same team covers Grangemouth (3 miles), Alloa (8 miles), Stirling (10 miles), all within easy reach.
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Guide prices for Falkirk
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 Falkirk: £1,760 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,500 – £29,000 | £24,500 – £32,000 | £31,500 – £40,000 |
| Over a large single garage 16 m² | £28,000 – £34,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a double garage 24 m² | £42,000 – £52,000 | £49,000 – £64,000 | £63,500 – £80,000 |
Try the guide-price tool to see a range for your own size and finish.
What is included
- New floor structure, walls and roof
- Opening into the existing first floor
- Design and householder planning application
- Structural survey of garage walls and foundations
- Insulation, electrics, heating and finish
Do I need planning permission in Falkirk?
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.
The planning position for a specific Falkirk address depends on its history and any designations, which is why we check it at the first visit.
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.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about an over-garage extension in Falkirk
How long does an over-garage extension take to build in Falkirk?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do I need building regulations approval in Falkirk?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will my neighbours in Falkirk be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
How much does a room over a garage cost?
Our guide range is about £1,760 to £3,330 per m² including VAT. A single-garage room of about 12 m² usually costs £24,500 to £32,000 at standard spec, more if the garage needs rebuilding.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
Book a free site visit in Falkirk
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.