Two-storey rear extensions in Innerleithen

Innerleithen: the key facts for this kind of project.

Postcode districts: EH43 and EH44
County / area: The Scottish Borders, Scotland
Price region: Scotland
Guide price: £52,500–£71,000 (£1,880–£2,540 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: Peebles (5.4 miles), Galashiels (10 miles), Selkirk (10.1 miles)
Distance to Hawick: about 17.4 miles
First visit: Free, no obligation

About a two-storey rear extension

A two-storey rear extension suits you if you need more room on both floors and have a reasonably deep garden. You get one team for the whole job: a measured survey, the design, a check on whether permitted development applies, planning drawings where they are needed, structural design, a building warrant and the build itself, carried out by vetted teams working under S&K. Every project starts with a free site visit.

Innerleithen sits about 17.4 miles from Hawick. Closer to home, Peebles is 5.4 miles away and Galashiels 10.0 miles.

What it costs in Innerleithen

For budgeting in Innerleithen, allow around £52,500–£71,000 for a two-storey rear extension with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That's based on £1,880–£2,540 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	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,730–£2,330 per m²	£48,500–£65,500
Standard	£1,880–£2,540 per m²	£52,500–£71,000
Premium	£2,260–£3,050 per m²	£63,000–£85,500

Planning and building standards in Innerleithen

In Scotland, a two-storey rear extension is only permitted development under Class 1B if no part of it is within 10 m of any boundary, it is no higher than the house and the house is not in a conservation area. Most gardens cannot meet the 10 m test, so expect a householder application (£371, decided within two months) and a building warrant before work starts.

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 Innerleithen homes

Foundations and drains

Foundations for two storeys carry more load than a single storey and may need to go deeper near trees or on clay. Rear extensions often sit near drains, so we check sewer records early, as building over or near a public sewer may need the water company's agreement.

Opening up the ground floor

Knocking through the old rear wall means steel beams to carry the first floor and roof above. The structural engineer sets the beam sizes, padstones and any posts, and we plan them early so the open-plan layout you want is the one that gets built.

How we'd run your project

Visit and first ideas
One of our team visits your house in Innerleithen, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for Scotland, then apply for planning permission or a certificate of lawfulness, whichever fits.
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 two-storey rear extensions in Innerleithen

How much does a two-storey rear extension cost in Innerleithen?

Our guide for Scotland, which covers Innerleithen, is £1,880–£2,540 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000. 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 Innerleithen?

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.

How long does a two-storey rear extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Which postcodes do you cover around Innerleithen?

We cover Innerleithen (EH43 and EH44) and nearby places including Peebles, Galashiels and Selkirk, plus the rest of the Scottish Borders. The first site visit is free.

Will a two-storey rear extension block my neighbour's light?

It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.

Nearby

Nearby towns we cover for two-storey rear extensions:

Other extensions in Innerleithen

All two-storey extension services in Innerleithen · Two-storey rear extensions across the Scottish Borders

Want a figure first? Try our guide price tool, then book a free visit to firm it up.