Highlands and Islands
Pitched and lean-to roof rear extensions in the Highlands and Islands
Lean-to, gable and hipped roofs that give a vaulted ceiling. Across the Highlands and Islands we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Inverness, Elgin and Nairn.
Island and remote addresses in the Highlands and Islands are by arrangement: we confirm whether we can take the job, and agree any travel costs, before the first visit.
Pitched roofs suit the cottages and slate-roofed houses in parts of the Highlands and Islands. Highlands and Islands has older stone houses, post-war homes and many detached houses and bungalows on larger plots. Wind and rain shape the design: roof pitch, cladding and glazing are chosen for the weather, and every extension needs a building warrant.
How much does a pitched-roof rear extension cost in the Highlands and Islands?
Guide prices for a pitched-roof rear extension in the Highlands and Islands start from our Scotland rate of £1,900–£3,090 per square metre, including VAT. 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 |
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 in the Highlands and Islands?
Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.
Where in the Highlands and Islands 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 the Highlands and Islands?
We cover 5 towns and districts in the Highlands and Islands, including Inverness, Elgin and Nairn. Remote and island addresses are by arrangement.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.