Hawick, Scottish Borders
Two-storey rear extension in Hawick
Two-storey rear extension in Hawick: 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.
We cover Hawick (TD9) as part of our Scottish Borders work. Two-storey rear extensions suit semi-detached houses in Hawick 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 Hawick?
A two-storey rear extension in Hawick is priced at £1,710–£2,560 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
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 Hawick?
Here is how the rules in Scotland apply to a two-storey rear extension in Hawick.
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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Hawick like to extend?
Post-war semis and terraces are common around Hawick, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Hawick 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 Hawick
Neighbouring places we cover include Selkirk (8.9 miles) and Galashiels (13.3 miles).
- Two-storey rear extension in Selkirk
- Two-storey rear extension in Galashiels
- Two-storey rear extension in Kelso
- Two-storey rear extension in Peebles
- Two-storey rear extension in Mayfield
Other work in Hawick:
FAQ
Two-storey rear extension questions in Hawick
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.
How long does a rear extension take to build in Hawick?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
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.
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 Hawick?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.