Edinburgh and the Lothians
Pitched and lean-to roof rear extensions in Edinburgh and the Lothians
Lean-to, gable and hipped roofs that give a vaulted ceiling. Across Edinburgh and the Lothians we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Edinburgh, Livingston and Musselburgh.
Pitched roofs suit the cottages and slate-roofed houses in parts of Edinburgh and the Lothians. Post-war semis and terraces are common around Edinburgh and the Lothians, and many have room for a single-storey rear extension within Class 1A limits.
How much does a pitched-roof rear extension cost in Edinburgh and the Lothians?
For Edinburgh and the Lothians we work from the Scotland rate: £1,900–£3,090 per square metre of new floor, including VAT, standard specification. 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 wide × 4 m deep (12 m²) | £23,000–£37,000 |
| 4 m wide × 5 m deep (20 m²) | £38,000–£62,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission in Edinburgh and the Lothians?
In Scotland a single-storey rear extension can be permitted development under Class 1A: eaves no higher than 3 metres and an overall height of 4 metres, and where any part is within 1 metre of a boundary it can project no more than 3 metres on a terraced house or 4 metres on other houses. The rights do not apply in conservation areas, and a building warrant is still needed before work starts.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.
Where in Edinburgh and the Lothians do we work?
FAQ
Questions people ask
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.
Do you cover all of Edinburgh and the Lothians?
We cover 14 towns and districts in Edinburgh and the Lothians, including Edinburgh, Livingston and Musselburgh.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.