Pitched roof extensions for homes in Kelso
A pitched roof extension in Kelso starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in KelsoFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsTD5
Do I need planning permission in Kelso?
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.
Applications are decided by your council as planning authority.
What is included
- Roof design matched to the existing pitch and tiles
- Vaulted ceilings or flat ceilings with storage above
- Lead or proprietary flashings to the main wall
- Roof windows positioned for light and ventilation
- Insulation to current building regulations
What should I budget for a pitched roof extension in Kelso?
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 Kelso: £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.
Working in Kelso
We cover Kelso and the postcode districts TD5. We also work in nearby Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
For homes towards Edinburgh and the Lothians, Bonnyrigg is around 33 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.
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
We visit your Kelso home, measure up, talk through what you want and check the planning position.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a pitched roof extension in Kelso
How long does a pitched roof extension take to build in Kelso?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Do I need building regulations approval in Kelso?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will my neighbours in Kelso 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.
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 free site visit in Kelso
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.