Pitched roof extensions for homes in Edinburgh
Planning a pitched roof extension in Edinburgh? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in EdinburghFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
What is included
- Insulation to current building regulations
- Vaulted ceilings or flat ceilings with storage above
- Roof design matched to the existing pitch and tiles
- Lead or proprietary flashings to the main wall
- Roof windows positioned for light and ventilation
What should I budget for a pitched roof extension in Edinburgh?
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 Edinburgh: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Will the council need to approve it?
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.
Applications are decided by your council as planning authority.
Working in Edinburgh
Our survey diary covers Edinburgh, including EH1, EH2, EH3, EH7, EH8, EH9. Neighbouring towns we cover include Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
Just over the Fife border, Kirkcaldy is about 11 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
From first visit to completion
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Pitched roof extension questions answered
Do I need building regulations approval in Edinburgh?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will my neighbours in Edinburgh 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 long does a pitched roof extension take to build in Edinburgh?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
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.
Is a pitched roof better than a flat roof?
Neither is better in all cases. Pitched roofs blend with traditional houses and shed water quickly; flat roofs give more headroom and suit modern designs and lanterns.
Book a free site visit in Edinburgh
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.