Pitched roof extensions in Lerwick: design, approvals and build
We take on pitched roof extensions in Lerwick by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Guide price in LerwickFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsZE1
Working in Lerwick
Our survey diary covers Lerwick, including ZE1. Island and remote projects are planned individually, with travel, deliveries and accommodation for the team agreed before the survey.
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
- Lead or proprietary flashings to the main wall
- Vaulted ceilings or flat ceilings with storage above
- Roof windows positioned for light and ventilation
- Roof design matched to the existing pitch and tiles
Planning rules that apply in Lerwick
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Pitched roof extension prices in Lerwick
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 Lerwick: £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.
How the project works
Visits to Lerwick are arranged around travel; we confirm any travel costs in writing before the survey.
Site visit by arrangement
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
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
How long does a pitched roof extension take to build in Lerwick?
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 Lerwick?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will my neighbours in Lerwick 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.
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.
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.
Talk to us about a project in Lerwick
We will talk through the project, the planning position and how we would organise the visit and the build.
- Site visit arranged around travel, costs agreed first
- 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 .
Send us your project details
Tell us a little about the project and we will arrange a time.