Timber frame extensions for homes in Bathgate
Bathgate homeowners can use us for the whole timber frame extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BathgateFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–14 weeks on site
- Postcode districtsEH48
Do I need planning permission in Bathgate?
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.
The planning position for a specific Bathgate address depends on its history and any designations, which is why we check it at the first visit.
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.
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.
Timber frame extension prices in Bathgate
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 Bathgate: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £25,000 | £24,000 – £31,500 | £30,500 – £40,000 |
| 4 m × 5 m 20 m² | £34,000 – £41,500 | £40,000 – £52,000 | £50,500 – £67,000 |
| 5 m × 6 m 30 m² | £51,000 – £62,000 | £60,000 – £78,000 | £76,000 – £100,000 |
For a figure based on your own dimensions, use our guide-price tool.
Is a timber frame extension right for your house?
- Homeowners who want strong energy performance
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
Moisture is the enemy of any timber building. We design ventilated cladding cavities, breather membranes and a proper damp-proof course height, and keep the frame dry during construction.
Extensions in and around Bathgate
Across EH48, we can visit, measure and advise. Nearby, we also take on projects in Livingston (5 miles), Broxburn (7 miles), Penicuik (17 miles), Edinburgh (18 miles).
For homes towards Forth Valley, Grangemouth is around 8 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
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Bathgate
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bathgate, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does a timber frame extension take to build in Bathgate?
On site, typically 8 to 14 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Who do I contract with for a timber frame extension in Bathgate?
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.
Does a timber frame extension need planning permission?
The same planning rules apply as for any extension. If the cladding looks different from the house, permitted development’s matching-materials condition may mean an application is needed.
Is timber frame cheaper than brick?
It is similar overall. The frame can save time on site, but the cladding choice has a big effect on cost. Our guide range is about £1,720 to £3,330 per m² including VAT.
Book a free site visit in Bathgate
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.