Inverness single-storey extensions, designed and built
Inverness homeowners can use us for the whole single-storey extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in InvernessFrom £20,500 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. Separately, almost every extension needs a building warrant from the council before work starts.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
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.
Local to Inverness
Postcode districts we cover around Inverness include IV1, IV2, IV3. We also work in nearby Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles).
Just over the Moray border, Forres is about 25 miles away. 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
- Planning route checked and the right approval obtained
- Measured survey and design
- Foundations, drainage and groundworks
- Walls, steel beams and the new opening into the house
Single-storey extension prices in Inverness
For Inverness 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 Inverness: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £40,000 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £67,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £100,000 |
For a figure based on your own dimensions, use our guide-price tool.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Single-storey extension questions answered
How long does a single-storey extension take to build in Inverness?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
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.
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.
Can I stay in the house during the build?
Usually yes. Most of the work happens outside until the final weeks, when we open the rear wall. We plan that stage carefully and seal the opening with a temporary screen to keep dust down.
Flat roof or pitched roof?
Flat roofs give more headroom inside and suit lanterns and rooflights; pitched roofs can blend better with older houses. Both meet building regulations when built properly. See our flat roof and pitched roof pages for the details.
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.