What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
How much does a planning or building regulations application cost in Inverness?
In Inverness, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Building costs in Scotland are close to the UK average, so the figures for Inverness are close to our national guide. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,500 |
| Larger or more complex projects | £2,500–£3,000 |
The main things that change the cost:
- Council fees
- Agreements with neighbours on shared walls
- Planning conditions
- Building control route
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Planning and building regulations in Inverness
Whether you need planning permission depends on your house and its location in Scotland. In Scotland planning applications and building warrants are both made to the council, and the warrant must be granted before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
What we take care of:
- Planning or householder applications
- Building control application and inspections
- Build-over agreements with the water company
- Certificate of lawfulness applications
- Written agreement with neighbours on shared walls
- Permitted development assessment
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Inverness
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
We work across Inverness and neighbouring areas such as Dingwall, Nairn and Elgin. Postcodes we cover in Inverness include IV2.
How it works
- 01
Measured survey
We visit and measure the house so the drawings start from accurate information.
- 02
Design options
Sketch layouts to agree the approach before detailed drawing starts.
- 03
Application drawings
Plans, elevations and supporting documents prepared for the council.
- 04
Approval
We follow the application through to a decision and pass on the approved drawings.
Questions about planning and building regulations applications in Inverness
What happens if I build without approval?
The council can take enforcement action, and missing approvals cause problems when selling. It is always better to get approvals first.
How much does a planning or building regulations application cost in Inverness?
In Inverness, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
What about shared walls in Inverness?
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
Do you handle planning and building regulations applications in Inverness?
Yes. We handle planning and building regulations applications across Inverness, including postcodes IV2. Every project starts with a free home visit.
What is a certificate of lawfulness?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.