Smethwick, West Midlands
Two-storey rear extension in Smethwick
For homes in Smethwick, 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.
We cover Smethwick (B66, B67 and B68) as part of our West Midlands work. Two-storey rear extensions suit semi-detached houses in Smethwick 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 Smethwick?
For Smethwick we work from the West Midlands rate: £1,800–£2,700 per square metre of new floor, including VAT, standard specification. The West Midlands is the baseline for our guide prices.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £54,000–£81,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £86,500–£129,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Smethwick?
The planning route for a two-storey rear extension in Smethwick is set by England's householder rules and your council.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
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 Smethwick like to extend?
Red-brick terraces and 1930s semis make up much of Smethwick. Many already have a small kitchen lean-to at the back, which a new rear extension usually replaces rather than adds to.
How a two-storey rear extension in Smethwick 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.
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 Smethwick
From Smethwick, the nearest places we also cover are West Bromwich (2.1 miles) and Oldbury (2.1 miles).
- Two-storey rear extension in West Bromwich
- Two-storey rear extension in Oldbury
- Two-storey rear extension in Hockley
- Two-storey rear extension in Birmingham
- Two-storey rear extension in Aston
Other work in Smethwick:
FAQ
Two-storey rear extension questions in Smethwick
Can you match the brick or stone on my Smethwick house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a two-storey rear extension cost in Smethwick?
As a guide, £1,800–£2,700 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £54,000–£81,000 at that rate. Your written price follows the survey.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
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.
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 Smethwick?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.