Halifax, West Yorkshire
Two-storey rear extension in Halifax
For homes in Halifax, 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 Halifax (HD6, HX1, HX2 and HX3) as part of our West Yorkshire work. In Halifax, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Halifax?
For Halifax we work from the Yorkshire and the Humber rate: £1,670–£2,510 per square metre of new floor, including VAT, standard specification. Yorkshire prices sit below our West Midlands baseline; matching natural stone is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £50,000–£75,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £80,500–£120,500 |
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 Halifax?
Here is how the rules in England apply to a two-storey rear extension in Halifax.
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. 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 Halifax like to extend?
Stone terraces and brick semis are typical of Halifax. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a two-storey rear extension in Halifax 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Halifax
Close by, we work in Elland, about 2.2 miles away, and Brighouse, about 2.8 miles away.
- Two-storey rear extension in Elland
- Two-storey rear extension in Brighouse
- Two-storey rear extension in Rastrick
- Two-storey rear extension in Huddersfield
- Two-storey rear extension in Cleckheaton
Other work in Halifax:
FAQ
Two-storey rear extension questions in Halifax
Can you match the brick or stone on my Halifax house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
What postcode areas do you cover around Halifax?
Including HD6, HX1, HX2, HX3, HX4 and HX5, and the surrounding West Yorkshire area.
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 Halifax?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.