Inverness pitched roof extensions, designed and built
Planning a pitched roof extension in Inverness? 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 InvernessFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsIV1, IV2, IV3
Do I need planning permission in Inverness?
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.
The planning position for a specific Inverness address depends on its history and any designations, which is why we check it at the first visit.
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.
Extensions in and around Inverness
We cover Inverness and the postcode districts IV1, IV2, IV3. The same team covers Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles), all within easy reach.
Forres, in Moray, is roughly 25 miles from Inverness and also on our list. 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.
What is included
- Vaulted ceilings or flat ceilings with storage above
- Insulation to current building regulations
- Roof design matched to the existing pitch and tiles
- Lead or proprietary flashings to the main wall
- Roof windows positioned for light and ventilation
Guide prices for Inverness
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 Inverness: £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.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Inverness
Will my neighbours in Inverness 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.
Do I need building regulations approval in Inverness?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Do you cover all of Inverness?
Yes. We cover Inverness and the surrounding parts of Highlands and Islands. Site visits are free and there is no obligation.
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.
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 free site visit in Inverness
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.