Hayes, Greater London
Two-storey rear extension in Hayes
We plan and build two-storey rear extensions for homeowners in Hayes. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Hayes and its postcode districts UB3, UB4 and UB11 are part of our Greater London coverage. Two-storey rear extensions suit semi-detached houses in Hayes 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 Hayes?
Guide prices for a two-storey rear extension in Hayes start from our London rate of £2,340–£3,510 per square metre, including VAT. London prices sit at the top of our range because of labour rates, access through the house, parking suspensions and skip licences.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £70,000–£105,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £112,500–£168,500 |
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 Hayes?
Planning for a two-storey rear extension in Hayes follows the English householder rules.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Hayes like to extend?
Much of Hayes is 1920s and 1930s semis and short terraces with longer gardens than inner London, which suit full-width single-storey rear extensions. Parking suspensions, skip licences and controlled hours on residential streets shape the programme more than the build itself.
How a two-storey rear extension in Hayes comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Hayes
From Hayes, the nearest places we also cover are Hillingdon (1.7 miles) and West Drayton (2.2 miles).
- Two-storey rear extension in Hillingdon
- Two-storey rear extension in West Drayton
- Two-storey rear extension in Southall
- Two-storey rear extension in Cranford
- Two-storey rear extension in South Ruislip
Other work in Hayes:
FAQ
Two-storey rear extension questions in Hayes
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
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.
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 much does a two-storey rear extension cost in Hayes?
As a guide, £2,340–£3,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £70,000–£105,500 at that rate. Your written price follows the survey.
Is the site visit in Hayes free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.