What is a hip-to-gable loft conversion?
A hip-to-gable loft conversion replaces the sloping side (the hip) of a semi-detached or detached roof with a vertical gable wall. This extends the ridge and creates enough space for a staircase and a full-size room, usually combined with a rear dormer.
How much does a hip-to-gable loft conversion cost in the Lothians?
In the Lothians, a hip-to-gable loft conversion typically costs £53,500–£75,500 for a hip-to-gable with rear dormer, including VAT at 20% (standard rate). Prices in Scotland sit near the national average for this kind of work, and the range for the Lothians reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| A hip-to-gable with rear dormer | £53,500–£75,500 |
| Higher specification | £75,500–£94,500 |
The biggest cost drivers are:
- Staircase design
- Bathroom and plumbing
- Size of the rear dormer
- Scaffolding to three sides
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a hip-to-gable loft conversion in the Lothians?
Approvals for a hip-to-gable loft conversion in the Lothians follow the rules for Scotland. In Scotland changing a hipped roof to a gable often needs planning permission, because dormer and roof enlargement rights only apply well away from boundaries. A building warrant is needed before work starts.
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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
From survey to sign-off, the job normally involves:
- Steel beams and floor joists
- Staircase and fire-safe escape route
- Roof extension and rear dormer
- Insulation, electrics, plumbing and plastering
- Drawings and structural calculations
- Gable wall built in brick or block and finished to match
How long does it take?
Expect 7 to 10 weeks on site. Design and approvals come first and typically take 6 to 12 weeks, depending on the approval route.
Building in the Lothians
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Towns we cover in the Lothians include Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik and Broxburn.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about hip-to-gable loft conversions in the Lothians
Do you build hip-to-gable loft conversions in the Lothians?
Yes. We build hip-to-gable loft conversions across the Lothians, including postcodes EH10, EH11, EH18, EH19 and EH20. Every project starts with a free home visit.
Is a hip-to-gable better than a dormer?
On a hipped roof, a dormer alone often leaves too little space for stairs. Combining hip-to-gable with a rear dormer gives the most room.
Can the gable be brick?
Yes. We match the existing finish, whether brick, render or pebbledash.
Do I need planning permission for a hip-to-gable loft conversion in the Lothians?
In Scotland changing a hipped roof to a gable often needs planning permission, because dormer and roof enlargement rights only apply well away from boundaries. A building warrant is needed before work starts.
How much does a hip-to-gable loft conversion cost in the Lothians?
In the Lothians, a hip-to-gable loft conversion typically costs £53,500–£75,500 for a hip-to-gable with rear dormer, including VAT at 20% (standard rate). Your fixed price depends on the survey and drawings.
How long does it take?
Typically 7 to 10 weeks on site.