Livingston pitched roof extensions, designed and built
Our design and build teams take on pitched roof extensions in Livingston, from the first measured survey through planning and building control to the finished room.
- Guide price in LivingstonFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH52, EH53, EH54
What is included
- Lead or proprietary flashings to the main wall
- Roof design matched to the existing pitch and tiles
- Roof windows positioned for light and ventilation
- Insulation to current building regulations
Do I need planning permission in Livingston?
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.
In a conservation area or national scenic area the householder permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition or direction, any extension needs an application.
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.
What should I budget for a pitched roof extension in Livingston?
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 Livingston: £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 Livingston
We cover Livingston and the postcode districts EH52, EH53, EH54. Nearby, we also take on projects in Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles).
For homes towards Forth Valley, Grangemouth is around 11 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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a pitched roof extension in Livingston
Do you cover all of Livingston?
Yes. We cover Livingston and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
How long does a pitched roof extension take to build in Livingston?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Who do I contract with for a pitched roof extension in Livingston?
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.
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.
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.
Book a free site visit in Livingston
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.