Timber frame extensions in Edinburgh: design, approvals and build
Thinking about a timber frame extension for your Edinburgh home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in EdinburghFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–14 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
Do I need planning permission in Edinburgh?
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.
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
- Fire and acoustic details where needed
- Breathable wall build-up with insulation
- Foundations, often lighter than masonry
- Cladding, render or brick slip finish
- Frame design and structural calculations
Timber frame extension prices in Edinburgh
For Edinburgh 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 Edinburgh: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Covering Edinburgh
Our survey diary covers Edinburgh, including EH1, EH2, EH3, EH7, EH8, EH9. Nearby, we also take on projects in Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
From first visit to completion
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Your questions about a timber frame extension in Edinburgh
Who do I contract with for a timber frame extension in Edinburgh?
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.
How long does a timber frame extension take to build in Edinburgh?
On site, typically 8 to 14 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Will my neighbours in Edinburgh 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 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.
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.
Book a free site visit in Edinburgh
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.