Pitched roof extensions across Broxburn
If you live in Broxburn and want more space without moving, a pitched roof extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in BroxburnFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH52
Planning rules that apply in Broxburn
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
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.
Is a pitched roof extension right for your house?
- Traditional, period and rural houses
- Conservation-sensitive streets
- Homeowners who prefer a vaulted ceiling
Local to Broxburn
Our survey diary covers Broxburn, including EH52. Nearby, we also take on projects in Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
Dunfermline, in Fife, is roughly 10 miles from Broxburn 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.
What should I budget for a pitched roof extension in Broxburn?
Labour and material costs vary across the UK, so for Broxburn we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Broxburn: £1,810 to £3,430 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £21,500 – £25,500 | £25,000 – £32,500 | £32,000 – £41,500 |
| 4 m × 5 m 20 m² | £36,000 – £42,500 | £42,000 – £54,000 | £53,500 – £69,000 |
| 5 m × 6 m 30 m² | £54,000 – £63,500 | £63,000 – £81,000 | £80,500 – £103,000 |
For a figure based on your own dimensions, use our guide-price tool.
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
We visit your Broxburn home, measure up, talk through what you want and check the planning position.
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 Broxburn
How long does a pitched roof extension take to build in Broxburn?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Do you cover all of Broxburn?
Yes. We cover Broxburn and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Will my neighbours in Broxburn 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.
Can I have a vaulted ceiling?
Yes. A vaulted ceiling with roof windows is one of the main reasons to choose a pitched roof. It needs insulation between and under the rafters to meet the building regulations.
How much does a pitched roof extension cost?
Our guide range is about £1,810 to £3,430 per m² including VAT, a little more than a flat roof because of the roof structure and tiles.
Book a free site visit in Broxburn
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.