Extensions over a garage in Kelso

Before you start in Kelso, here's what applies.

Postcode districts: TD3, TD5 and TD10
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: Jedburgh (9.4 miles), Galashiels (14.6 miles), Selkirk (16.2 miles)
Distance to Hawick: about 18.4 miles
First visit: Free, no obligation

About an extension over a garage

An extension over a garage suits you if you have an attached single garage beside the house and need an extra bedroom or a larger main bedroom with an en-suite. You get an inspection of the garage structure, a design that matches the house, the approvals your nation needs, structural design, a building warrant and the build, carried out by vetted teams working under S&K.

We cover postcode districts TD3, TD5 and TD10 in and around Kelso, along with neighbouring Jedburgh, Galashiels and Selkirk.

What it costs in Kelso

Guide prices for extensions over a garage in Scotland are around £1,640–£2,400 per m² of new floor space, including VAT. For a typical project with 3 m × 6 m of new first-floor space (18 m²), that's roughly £29,500–£43,000. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

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 Kelso

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 Kelso 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

Understand the brief
At your home in Kelso we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about extensions over a garage in Kelso

Which postcodes do you cover around Kelso?

We cover Kelso (TD3, TD5 and TD10) and nearby places including Jedburgh, Galashiels and Selkirk, plus the rest of the Scottish Borders. The first site visit is free.

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

Our guide for Scotland, which covers Kelso, 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.

Do I need planning permission for an extension over a garage in Kelso?

Kelso is in Scotland. 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.

How do I get into a room over the garage?

Usually through a new opening off the existing landing or a bedroom, so the stairs stay where they are. If the floor levels do not match, a step or two may be needed inside the new room. Where a landing opening is not practical, a new stair from a converted garage is an option.

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

Other towns near Kelso:

Other extensions in Kelso

All two-storey extension services in Kelso · 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.