Billingham, County Durham
Two-storey rear extension in Billingham
For homes in Billingham, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Billingham sits in County Durham, with postcode districts including TS23. In County Durham we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Billingham?
A two-storey rear extension in Billingham is priced at £1,620–£2,430 per square metre including VAT as a guide, before kitchen fit-out and fees. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £48,500–£73,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £78,000–£116,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Billingham?
Here is how the rules in England apply to a two-storey rear extension in Billingham.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Billingham like to extend?
Terraces and semis are typical around Billingham. On terraces a single-storey rear extension across the back yard is usually the practical choice; semis often have room for more.
How a two-storey rear extension in Billingham comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Billingham
Close by, we work in Stockton-on-Tees, about 1.8 miles away, and Middlesbrough, about 2.4 miles away.
- Two-storey rear extension in Stockton-on-Tees
- Two-storey rear extension in Middlesbrough
- Two-storey rear extension in Thornaby-on-Tees
- Two-storey rear extension in Ingleby Barwick
- Two-storey rear extension in Yarm
Other work in Billingham:
FAQ
Two-storey rear extension questions in Billingham
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Do you handle building control in Billingham?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
How much does a two-storey rear extension cost in Billingham?
As a guide, £1,620–£2,430 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £48,500–£73,000 at that rate. Your written price follows the survey.
Can you match the brick or stone on my Billingham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.