Pitched-roof rear extension

Pitched and lean-to roof rear extensions

A pitched or lean-to roof gives a rear extension a vaulted ceiling and a traditional outline that matches the house. It suits bungalows, cottages and homes where the first-floor windows are high enough to clear the slope, and it takes roof windows easily.

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Rear extension interior with a vaulted lean-to roof, exposed white rafters and three roof windows

Which pitched roof suits your house?

A lean-to slopes from the back wall of the house and is the most common choice under first-floor windows. A gable end facing the garden gives height for a glazed apex. A hipped roof suits detached houses with hipped main roofs. The tiles or slates usually match the main roof.

How much does a pitched-roof extension cost?

Allow £2,000–£3,250 per square metre including VAT for a standard specification. A 3 m × 4 m lean-to extension typically comes to £24,000–£39,000.

Planning and height limits

In England a single-storey rear extension can often be built under permitted development: up to 3 metres beyond the original rear wall of an attached house, or 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres if any part is within 2 metres of a boundary.

Different rules in Wales, Scotland and Northern Ireland. The limits above are for England. Check your own house with our depth checker or read how far you can extend without planning.

What is included?

Roof pitch matched to the house
Tiles or slates to match
Vaulted ceiling with insulated rafters
Roof windows
Exposed or boxed beams
Lead flashings and soakers
Gutters and downpipes
Building control sign-off

Guide prices by region

Per square metre of new floor, including VAT, standard specification.

Region	Per m² inc VAT
London	£2,600–£4,220
South East England	£2,240–£3,640
East of England	£2,120–£3,440
South West England	£2,080–£3,380
West Midlands	£2,000–£3,250
East Midlands	£1,940–£3,150
North West England	£1,880–£3,060
Yorkshire and the Humber	£1,860–£3,020
North East England	£1,800–£2,920
Wales	£1,860–£3,020
Scotland	£1,900–£3,090
Northern Ireland	£1,740–£2,830

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FAQ

Pitched-roof rear extension questions

Will a lean-to fit under my windows?

We check the sill heights at the survey; low windows usually mean a flat roof instead.

Are roof windows allowed?

Yes; they are the usual way to bring light into a pitched-roof extension.

Is a pitched roof more expensive?

Slightly, typically a few per cent more than a flat roof of the same area.

Can I have exposed beams?

Yes, as part of the structure or as a finish.

Does it need planning?

The same depth limits apply; the eaves height rule matters near boundaries.

Does it match period houses better?

Often, especially cottages and Victorian houses with slate roofs.

Where