Timber frame extensions across Penicuik
Penicuik 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 PenicuikFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–14 weeks on site
- Postcode districtsEH26
Included in a typical project
- Fire and acoustic details where needed
- Cladding, render or brick slip finish
- Foundations, often lighter than masonry
- Frame design and structural calculations
- Breathable wall build-up with insulation
Extensions in and around Penicuik
Postcode districts we cover around Penicuik include EH26. The same team covers Bonnyrigg (6 miles), Edinburgh (8 miles), Musselburgh (10 miles), Broxburn (12 miles), all within easy reach.
Just over the Scottish Borders border, Peebles is about 12 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.
How much does a timber frame extension cost in Penicuik?
Prices below are for Penicuik, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Penicuik: £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.
Planning rules that apply in Penicuik
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.
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.
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.
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.
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 Penicuik 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.
Questions people ask about timber frame extensions
How long does a timber frame extension take to build in Penicuik?
On site, typically 8 to 14 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Do I need building regulations approval in Penicuik?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Penicuik, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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 Penicuik
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.