Pitched roof extensions in Highlands and Islands
If you live in Highlands and Islands 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 priceFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered8
- Site visitFree on the mainland; islands by arrangement
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.
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.
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.
Applications are decided by your council as planning authority.
Extensions in and around Highlands and Islands
Towns we cover in Highlands and Islands include Inverness, Fort William, Nairn, Thurso, Kirkwall, Lerwick, Stornoway, Dingwall. Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
Is a pitched roof extension right for your house?
- Conservation-sensitive streets
- Traditional, period and rural houses
- Homeowners who prefer a vaulted ceiling
How much does a pitched roof extension cost in Highlands and Islands?
For Highlands and Islands we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Highlands and Islands: £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
Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Site visit
We visit your Highlands and Islands home, measure up, talk through what you want and check the planning position.
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
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.
Questions people ask about pitched roof extensions
Will my neighbours in Highlands and Islands 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.
Who do I contract with for a pitched roof extension in Highlands and Islands?
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 I need building regulations approval in Highlands and Islands?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
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.
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.
Book a site visit in Highlands and Islands
We will measure up, check the planning position and give you honest guide figures.
- Free site visits on the mainland; islands and remote addresses by arrangement
- 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 site visit
Tell us a little about the project and we will arrange a time.