Extensions over a garage in Hawick

Hawick: the key facts for this kind of project.

Postcode districts: TD9
County / area: The Scottish Borders, Scotland
Price region: Scotland
Guide price: £29,500–£43,000 (£1,640–£2,400 per m²)
Approval route: Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Nearest towns: Selkirk (8.9 miles), Jedburgh (10 miles), Galashiels (13.3 miles)
First visit: Free, no obligation

About an extension over a garage

An extension over a garage is a new first-floor room built on top of an existing attached garage, usually a bedroom, en-suite or study. It uses a footprint you already have, so it adds floor space without taking any garden. The garage walls and foundations often need strengthening or replacing to carry the new floor.

We cover Hawick (TD9) and the places around it, including Selkirk (8.9 miles), Jedburgh (10.0 miles) and Galashiels.

What it costs in Hawick

For budgeting in Hawick, allow around £29,500–£43,000 for an extension over a garage with 3 m × 6 m of new first-floor space (18 m²). That's based on £1,640–£2,400 per m² including VAT for Scotland. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,510–£2,210 per m²	£27,000–£39,500
Standard	£1,640–£2,400 per m²	£29,500–£43,000
Premium	£1,970–£2,880 per m²	£35,500–£52,000

Planning and building standards in Hawick

In Scotland, a room over a garage makes the extension more than one storey, so Class 1B applies, which needs at least 10 m to every boundary for permitted development. Attached garages are rarely that far from the boundary, so expect a householder application (£371, decided within two months) and a building warrant.

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.

Design points for Hawick homes

Fire separation

If the garage stays a garage, the floor between it and the room above, and any door into the house, must give fire separation under building standards. That usually means fire-resisting plasterboard ceilings, sealed gaps and a fire door, which we design in from the start.

Matching the house

A room over a garage usually sits beside the front of the house in full view, so roof form, ridge height, windows and brick matter. Setting the front wall and ridge back slightly from the main house usually helps it look as if it belongs.

How we'd run your project

Start at your house
We come to your home in Hawick, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about extensions over a garage in Hawick

Which postcodes do you cover around Hawick?

We cover Hawick (TD9) and nearby places including Selkirk, Jedburgh and Galashiels, plus the rest of the Scottish Borders. The first site visit is free.

How much does an extension over a garage cost in Hawick?

Our guide for Scotland, which covers Hawick, is £1,640–£2,400 per m² including VAT. A typical project with 3 m × 6 m of new first-floor space (18 m²) comes to about £29,500–£43,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Who handles building standards for a project in Hawick?

We handle it as part of the project. What's needed in Scotland: 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. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

Can my garage take a room on top?

Sometimes, but it needs checking. Many garages are built on shallow footings with thin walls, designed only for a single storey. We dig a trial hole and inspect the walls, and the structural engineer decides whether to reuse them, strengthen them, underpin the footings or build new foundations inside the garage.

Do I need to convert the garage as well?

No. You can keep the garage for parking or storage and build only the room above, as long as the floor between them and any door into the house meet fire separation rules. Converting the garage at the same time is often good value, because the walls and foundations may be upgraded anyway.

Nearby

Close to Hawick? We work across the area, including:

Other extensions in Hawick

All two-storey extension services in Hawick · Extensions over a garage across the Scottish Borders

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.