Irvine pitched roof extensions, designed and built
Planning a pitched roof extension in Irvine? 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 IrvineFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsKA11, KA12
What should I budget for a pitched roof extension in Irvine?
For Irvine 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 Irvine: £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.
What is included
- Roof design matched to the existing pitch and tiles
- Insulation to current building regulations
- Roof windows positioned for light and ventilation
- Vaulted ceilings or flat ceilings with storage above
- Lead or proprietary flashings to the main wall
Matching tiles is harder than it sounds. We source reclaimed or closest-match tiles where the originals are no longer made and agree samples with you before ordering.
Extensions in and around Irvine
Our survey diary covers Irvine, including KA11, KA12. We also work in nearby Kilwinning (3 miles), Troon (5 miles), Saltcoats (5 miles), Kilmarnock (6 miles).
Johnstone, in Renfrewshire and Inverclyde, is roughly 15 miles from Irvine 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.
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design 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.
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.
What happens next
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about a pitched roof extension in Irvine
Do you cover all of Irvine?
Yes. We cover Irvine and the surrounding parts of Ayrshire. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Irvine, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Irvine?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
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 Irvine
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.