Double-storey extensions in Selkirk

Covering Selkirk

We work in Selkirk (TD7) and the places around it, including Galashiels, Hawick and Peebles.

Projects in the Scottish Borders are taken on by arrangement, and any travel and accommodation costs for the team are shown openly in the quote.

Homes in the Scottish Borders

Housing in Scotland includes tenements in the cities, sandstone villas, inter-war and post-war semis and a large number of bungalows, which often suit dormer and upward extensions.

What do you get with a double-storey extension?

Two-storey work has to sit comfortably with the house and the neighbours, so most of the design effort goes into the roofline, window positions and how the new first floor connects to the landing. We handle the planning application, the structural design and the building control process, then build, roof and finish both floors.

Householder planning application
Structural engineer’s design and calculations
Foundations, steelwork, brick and block walls, roof

What will a double-storey extension cost?

What double-storey extensions typically cost. These are guide ranges; the written quote for your house replaces them.

Double-storey extensions	Guide price incl. VAT
Standard specification	£2,400 to £2,900 per m²
Good specification	£2,900 to £3,400 per m²
High specification	£3,400 to £3,850 per m²

Planning and building rules in Selkirk

Projects in Scotland need a building warrant from the council before any building work starts, and a completion certificate once it is finished. Planning permission is a separate decision. The Party Wall etc. Act does not apply in Scotland; shared walls are governed by title deeds and the law of the tenement where relevant.

Two-storey extensions in Scotland almost always need planning permission, and a building warrant must be granted before work starts.

What should I think about before starting?

Side extensions close to a boundary are often set back or stepped down so they do not create a terraced effect.
Neighbours’ light is assessed using the 45-degree guide many councils use.

What are the steps?

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.
Price and paperwork. The design is priced line by line, and we submit the planning and building control applications.
Construction and completion. One site lead co-ordinates every trade through to the building control certificate.

Your questions answered

How much does a two-storey extension cost?

Typically about £2,400 to £3,850 per square metre of new floor area including VAT. A 40 m² extension across two floors is often around £100,000 to £150,000 depending on specification.

Will we need to move out?

Most people stay. The noisiest stage is when we break through into the existing first floor, which we plan for a short window.

Do you work in Selkirk?

Yes. Selkirk is within our coverage for double-storey extensions, along with nearby Galashiels and Hawick.

Other towns nearby

Learn more about double-storey extensions, or see every project we cover in Selkirk.