Dormer loft conversions in the Lothians

Covering The Lothians

Our dormer loft conversions service in the Lothians covers Livingston, Musselburgh, Bathgate and Bonnyrigg and more.

Homes in the Lothians

Scottish homes range from city tenements and sandstone terraces to bungalows and modern estates, and the building warrant process shapes the programme for every project.

What goes into 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
Staircase, insulation and plasterboard
En-suite, electrics and fire-protected escape route

How much should I budget for a dormer loft conversion?

Typical ranges for dormer loft conversions. Ground conditions, access and specification move the final figure, which we fix in writing before work starts.

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

Do you need permission for a dormer loft conversion in the Lothians?

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 should I think about before starting?

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

From first call to completion

Tell us about the project. Call, use the guide price tool or send the form with a few photos and a postcode.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Construction and completion. One site lead co-ordinates every trade through to the building control certificate.

Questions about a dormer loft conversion in the Lothians

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.

Can you visit a house in the Lothians to quote?

Yes. After a short call we arrange a site visit to measure up and agree what the design needs to do, then send a written price.

Dormer loft conversions near the Lothians

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