Galashiels, Scottish Borders
Terraced house rear extension in Galashiels
We plan and build rear extensions for terraced houses for homeowners in Galashiels. Rear and side return extensions for terraces, with access through the house and two neighbours. Start with a free site visit, then a written price once the design is agreed.
Galashiels sits in the Scottish Borders, with postcode districts including TD1. Terraced streets make up much of the housing in parts of the Scottish Borders, and most rear extensions here go in without side access.
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 terraced house rear extension cost in Galashiels?
Guide prices for a terraced house rear extension in Galashiels start from our Scotland rate of £1,950–£3,140 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 × 4.5 m deep (13.5 m²) | £26,500–£42,500 |
| 3 m wide × 6 m deep (18 m²) | £35,000–£56,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a terraced house rear extension in Galashiels?
Planning for a terraced house rear extension in Galashiels follows the Scottish householder rules.
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.
There is no Party Wall Act in Scotland; neighbour matters are handled through the title deeds, common law and written agreement before work starts.
Classes 1A and 1B do not apply in conservation areas, and listed buildings 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 Galashiels like to extend?
Galashiels has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a terraced house rear extension in Galashiels 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Terraced house rear extensions near Galashiels
Neighbouring places we cover include Selkirk (4.8 miles) and Hawick (13.3 miles).
- Terraced house rear extension in Selkirk
- Terraced house rear extension in Hawick
- Terraced house rear extension in Kelso
- Terraced house rear extension in Peebles
- Terraced house rear extension in Mayfield
Other work in Galashiels:
FAQ
Terraced house rear extension questions in Galashiels
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.
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 my terrace be in a conservation area?
Many Victorian terraces are. Your council's map shows it; we check at the survey.
How long does a rear extension take to build in Galashiels?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Is the site visit in Galashiels free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need planning permission for a rear extension in Galashiels?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.