Montrose, Dundee and Angus
Two-storey rear extension in Montrose
Two-storey rear extension in Montrose: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Montrose is covered from our Dundee and Angus round, including DD10. Two-storey rear extensions suit semi-detached houses in Montrose best, where the extra bedroom matters as much as the bigger kitchen.
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 Montrose?
Guide prices for a two-storey rear extension in Montrose start from our Scotland rate of £1,710–£2,560 per square metre, including VAT. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,500–£77,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £82,000–£123,000 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Montrose?
The planning route for a two-storey rear extension in Montrose is set by Scotland's householder rules and your council.
Scottish Class 1B rights for extensions of more than one storey need a 10 metre gap to every boundary, which few gardens have. Expect a planning application as well as a building warrant for a double-storey rear extension.
Classes 1A and 1B do not apply in conservation areas, and listed buildings 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 Montrose like to extend?
Montrose has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a two-storey rear extension in Montrose comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Two-storey rear extensions near Montrose
We also build two-storey rear extensions in nearby Brechin (7.3 miles) and Arbroath (11.6 miles).
- Two-storey rear extension in Brechin
- Two-storey rear extension in Arbroath
- Two-storey rear extension in Forfar
- Two-storey rear extension in Carnoustie
- Two-storey rear extension in Stonehaven
Other work in Montrose:
FAQ
Two-storey rear extension questions in Montrose
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.
How long does a rear extension take to build in Montrose?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
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.
Do I need planning permission for a rear extension in Montrose?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.