Timber frame extensions in Livingston
Livingston 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 LivingstonFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–14 weeks on site
- Postcode districtsEH52, EH53, EH54
What should I budget for a timber frame extension in Livingston?
Prices below are for Livingston, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Livingston: £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 |
Try the guide-price tool to see a range for your own size and finish.
Working in Livingston
Postcode districts we cover around Livingston include EH52, EH53, EH54. The same team covers Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 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.
Planning and approvals 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. Separately, almost every extension needs a building warrant from the council before work starts.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
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.
Applications are decided by your council as planning authority.
Who a timber frame extension suits
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
- Homeowners who want strong energy performance
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.
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
We visit your Livingston home, measure up, talk through what you want and check the planning position.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Your questions about a timber frame extension in Livingston
Do I need building regulations approval in Livingston?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
How long does a timber frame extension take to build in Livingston?
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 Livingston, 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 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.