Dormer loft conversions in Galashiels

Covering Galashiels

Our coverage around Galashiels (TD1) also includes Selkirk, Hawick and Kelso.

Because the Scottish Borders covers a wide area, we confirm availability after the first call and include any travel costs in the written quote rather than adding them later.

Homes in the Scottish Borders

In Scotland many families extend bungalows and semis, while tenement flats bring shared ownership of roofs and walls that needs agreeing early.

What do you get with a dormer loft conversion?

A dormer loft conversion builds a box-shaped extension out from the rear slope of the roof, creating vertical walls and full head height across most of the new floor. It is the most popular type of loft conversion because it gives the most usable space for the cost.

Steelwork and new floor structure
Dormer frame, roof covering and cladding
Staircase, insulation and plasterboard

How much should I budget for a dormer loft conversion?

Use these ranges to budget for dormer loft conversions; the survey turns them into a fixed price for the agreed specification.

Dormer loft conversions	Guide price incl. VAT
Rear dormer, bedroom only	£50,000 to £65,000
Full-width dormer with en-suite	£60,000 to £80,000
L-shaped dormer (over rear outrigger)	£65,000 to £90,000

Planning and building rules in Galashiels

Scottish projects follow a different process from England: the council issues a building warrant before work starts and accepts a completion certificate at the end, alongside any planning permission needed. We prepare both applications.

In Scotland, dormers and other roof enlargements usually need planning permission, especially on the front of the house.

What can affect a dormer loft conversion?

A flat dormer roof needs proper falls and a quality membrane.
L-shaped dormers are common on Victorian terraces with a rear outrigger.

How does the project run?

Start with a conversation. A short call or the online form is enough for us to understand what you want to build.
We visit and measure. A surveyor checks the house, the boundaries and the ground, and discusses what is realistic.
Drawings, approvals, written quote. We prepare the design, apply for the approvals it needs, and give you a fixed price in writing.
Construction and completion. One site lead co-ordinates every trade through to the building control certificate.

What people ask before starting

How much does a dormer loft conversion cost?

Typically £50,000 to £80,000 including VAT, and up to around £90,000 for an L-shaped dormer.

How long does a dormer conversion take?

Around 8 to 12 weeks on site.

Who deals with the council for a project in Galashiels?

We do. We prepare the drawings, submit planning or permitted development paperwork if needed, and arrange building control inspections.

Also covering

Learn more about dormer loft conversions, or see every project we cover in Galashiels.