Design and build two-storey extensions in Perth and Kinross

Perth and Kinross at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: KY, PH
Towns covered: 8 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.

The main places we list in Perth and Kinross are Perth (PH1), Blairgowrie and Rattray (PH10), Crieff (PH5), Auchterarder (PH3), Scone (PH2) and Kinross (KY13). We cover the villages in between too.

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

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.

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 we work in Perth and Kinross

Free site visit
We visit your home in Perth and Kinross, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in Perth and Kinross

Design and build two-storey extensions in Perth and Kinross: questions

Do I have to use you for the build if I pay for the design stage?

No. The design stage is priced separately, so you can take the approved drawings to other builders if you choose. Most people who use design and build carry on to the build, because the design has been costed as it developed.

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.

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.

Neighbouring areas

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