Side return extensions in the Scottish Borders

Covering The Scottish Borders

We cover the Scottish Borders, including Hawick, Galashiels, Peebles and Kelso, and the towns around them.

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

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 side return extension?

A side return extension builds over the narrow passage that runs beside the back of many Victorian and Edwardian terraced houses, widening the kitchen or dining room by a metre or two. It is usually combined with a glazed or part-glazed roof so the deeper room still gets daylight.

Structural steel to remove the side wall
Glazed or solid roof with rooflights
Drainage and new gully positions

What will a side return extension cost?

Guide prices for side return extensions, including VAT where it applies. Your fixed price is confirmed in writing after the survey.

Side return extensions	Guide price incl. VAT
Standard specification	£3,350 to £3,700 per m²
Good specification	£3,700 to £4,150 per m²
High specification	£4,150 to £4,550 per m²

Planning and building rules in the Scottish Borders

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.

Scotland has its own householder permitted development rules, and small single-storey rear extensions are often covered. Whatever the planning position, you need a building warrant from the council before any building work starts, and a completion certificate at the end.

What should I think about before starting?

Access is often through the house, so we plan deliveries and protect floors.
Glazed roofs need careful detailing against the neighbour’s wall.

What are the steps?

Send us the details. Give us a postcode, a rough idea of size and some photos, by phone, form or the guide price tool.
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.

Questions about a side return extension in the Scottish Borders

How much does a side return extension cost?

Usually about £3,350 to £4,550 per square metre including VAT, which works out at around £35,000 to £55,000 for a typical side return before the kitchen.

Is a glazed roof too hot in summer?

Modern solar-control glass and a mix of glazed and solid roof keep it comfortable. We advise on the balance during design.

How do I get a price for side return extensions in the Scottish Borders?

Use the guide price tool for a ballpark figure, then book a visit for a fixed written price for the agreed specification.

Other towns nearby

Learn more about side return extensions, or see every project we cover in The Scottish Borders.