Design and build two-storey extensions in Fife

Fife at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: KY
Towns covered: 14 listed below, plus surrounding villages
Site visits: Free, no obligation

What a design and build project involves

A design and build project for a two-storey extension involves one team taking responsibility for the whole job: the survey, design, planning or permitted development, structural engineering, building standards, party wall matters where they apply and the construction itself. You deal with one point of contact instead of coordinating an architect, engineer and builder separately. The design stage is priced first, then the build at a fixed price.

Towns in Fife include Dunfermline (KY12), Kirkcaldy (KY1), Glenrothes (KY6), St Andrews (KY10), Rosyth (KY11) and Cowdenbeath (KY4). If yours isn't listed, we still cover it.

Fees

The design stage is priced in writing before it starts, and the build is a fixed price in writing once the design is agreed.

Rules in Scotland

In Scotland, design and build covers the Class 1B check or a householder application (£371), the building warrant from the council's building standards service before work starts, and the completion certificate at the end. There is no Party Wall Act, so we handle neighbour matters under common law and title deeds.

Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.

Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.

There is no Party Wall Act in Scotland. Shared walls and boundaries are governed by title deeds and common law, so we speak to neighbours early and record the condition of shared structures.

Getting the design right

Cost checking as you design

Because the people drawing the extension also build it, each design option comes with a guide cost. That avoids the common problem of an approved design that turns out to be too expensive once builders price it.

How the stages work

We start with a free site visit, then a design stage priced in writing before it begins. That covers the survey, design, approvals, structural design and building standards. Once the design is agreed, the build price is fixed in writing before work starts.

How we work in Fife

Measure and listen
A visit to Fife to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in Fife

Design and build two-storey extensions in Fife: questions

What is the difference between design and build and using an architect?

With an architect, you appoint them for the design and approvals, then find and manage a builder separately. With design and build, one team does both, so cost, buildability and approvals are considered together and there is one point of contact. Some people still prefer to hire an architect separately.

When is the build price fixed?

Once the design is agreed and the drawings, structural calculations and specification are complete. Before that we give guide costs at each stage. The fixed price is set out in writing before work starts, and any changes you ask for after that are priced separately before they are made.

Who builds my extension?

Your extension is built by vetted teams working under S&K, with the project managed by us from design to completion. You have one point of contact throughout, and the same team that prepared the design is responsible for the build.

Neighbouring areas

All extension services in Fife · About design and build two-storey extensions