Timber frame extensions in Kelso
Our design and build teams take on timber frame extensions in Kelso, from the first measured survey through planning and building control to the finished room.
- Guide price in KelsoFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–14 weeks on site
- Postcode districtsTD5
Timber frame extension prices in Kelso
Labour and material costs vary across the UK, so for Kelso we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Kelso: £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 Kelso
We cover Kelso and the postcode districts TD5. The same team covers Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles), all within easy reach.
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Is a timber frame extension right for your house?
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
- Homeowners who want strong energy performance
Planning rules that apply in Kelso
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.
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
We visit your Kelso home, measure up, talk through what you want and check the planning position.
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Kelso
Will my neighbours in Kelso 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.
How long does a timber frame extension take to build in Kelso?
On site, typically 8 to 14 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kelso, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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 Kelso
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.