Building projects we take on in the Highlands and Islands
House extensions
- Single-storey extensions in the Highlands and Islands
- Double-storey extensions in the Highlands and Islands
- Side extensions in the Highlands and Islands
- Side return extensions in the Highlands and Islands
- Wraparound extensions in the Highlands and Islands
- Kitchen extensions in the Highlands and Islands
- Orangeries in the Highlands and Islands
- Glazed and contemporary extensions in the Highlands and Islands
- Porches in the Highlands and Islands
Loft conversions
- Dormer loft conversions in the Highlands and Islands
- Hip-to-gable loft conversions in the Highlands and Islands
- Mansard loft conversions in the Highlands and Islands
- Rooflight loft conversions in the Highlands and Islands
- Bungalow loft conversions in the Highlands and Islands
Garage, basement and barn conversions
- Garage conversions in the Highlands and Islands
- Basement conversions in the Highlands and Islands
- Barn conversions in the Highlands and Islands
- Garden annexes in the Highlands and Islands
New build homes
Renovations and structural work
- House renovations in the Highlands and Islands
- Structural alterations and knock-throughs in the Highlands and Islands
Design and approvals
Guide prices in the Highlands and Islands
| Project | Guide range (inc VAT) |
|---|---|
| Single-storey extensions | £1,900–£2,800 per m² of floor area |
| Double-storey extensions | £1,600–£2,400 per m² of floor area (both floors) |
| Dormer loft conversions | £46,500–£66,000 for a typical rear dormer with en-suite |
| Garage conversions | £17,500–£29,000 for a single integral garage |
| House renovations | £850–£1,750 per m² for a medium to full renovation |
| New build homes | £1,950–£3,100 per m² of floor area (build cost) |
Prices in Scotland sit near the national average for this kind of work, and the range for the Highlands and Islands reflects that.
Planning and building control in the Highlands and Islands
In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be needed before work starts.
In Scotland a dormer is permitted development (Class 1D) only on a roof slope that does not face a road, at least 10 metres from the boundary it faces, no wider than half the roof at the eaves, set at least 0.3 metres from the roof edges and with no increase in ridge height. It is not permitted development in a conservation area, and a building warrant is needed for a loft conversion.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Building in the Highlands and Islands
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Questions about building in the Highlands and Islands
Do you cover all of the Highlands and Islands?
Yes. We take on projects across the Highlands and Islands, including Inverness, Stornoway, Fort William, Nairn and Thurso. Island and remote locations are taken on by arrangement, with travel costs shown in the quote.
How much does an extension cost in the Highlands and Islands?
A single-storey extension in the Highlands and Islands typically costs £1,900–£2,800 per m² of floor area, including VAT.
Do I need planning permission in the Highlands and Islands?
In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be needed before work starts.
Who approves building work in the Highlands and Islands?
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.