If building a kitchen or bathroom extension, you will need to hire a qualified plumber to install sinks, toilets, appliances, and more. To get your extension fitted with lighting and electrical appliances, you will first need to hire a professional electrician to ensure everything is compliant and working properly.
Once the plastering is complete, you will need to bring in a decorator to paint or wallpaper the internal and external walls of your new house extension. If you're installing a new extension, you should hire a professional carpenter to help with the construction and installation of the new extension. You may also want to hire them for smaller jobs - such as fitting a new door frame. For a new kitchen extension, you should consider employing a kitchen fitter - who will install your kitchen cabinets and worktops.
Once your extension is built, you should hire a professional window fitter to install fully insulated windows. Another important tradesperson you may need to hire is a labourer - who will assist with the majority of jobs onsite including building foundations, the extension structure, and more. To ensure your extension is built properly, you will need to hire experienced bricklayers who know what they're doing.
Because of this, it's important that you understand the timeframes involved in building the type of extension you want. You'll need to start by ensuring that your extension design is compliant with current building regulation and planning permission rules.
For this, you'll need the help of an architect. Their main job is to draw up plans for the structure - which include the dimensions and the aesthetic of the extension, making sure the whole time that they adhere to the regulations. This can be a costly process, as it involves excavation. You may also have to remove pipework and install new drainage. This will ensure that your extension is protected against flood and damage, while also ensuring water flow is running and connected to the main property if it needs to be.
Only then can the foundations be set to provide a stable framework for the installation of the extension. The next stage involves building the outer frames and walls - using timber, bricks, blocks, and tile materials. At this stage, your windows and doors will also be installed. A duo-pitch roof or a gabled roof is a simple roof design which features two slopes which meet at a ridge.
A flat roof is type of roof that is almost completely flat except for a slight slope which allows for drainage. A catslide roof is a type of pitched roof which slopes downwards further on one side than the other. A mono-pitch roof or a lean-to roof is a single-sloped roof. Planning permission needs to account for plumbing, and then the plumbing actually needs to be installed. However, these costs can vary depending on the bathroom suite and finishes you choose. Bathroom extensions tend to be smaller.
Quite a few factors come into play when looking at the overall cost of an extension. The cost of hiring a surveyor , structural engineer and architect will all need to be considered within your project. Getting hold of the relevant planning permission if required , building regs approval and party wall agreements will also factor in, costing both time and money. Typically, the size, shape and height of your extension will bring your costs up.
The larger you go, and with more premium materials, the higher your cost will be. Similarly, the type of building materials — brick face, timber clad, glass — will affect your price. The groundworks, such as digging a foundation, improving drainage , or underpinning will all play into your final cost.
Trees can sometimes be even trickier than the extension itself. Many trees are protected by Tree Preservation Orders TPOs , so make sure you take any tree into account when you are requesting planning permission. Do not forget to factor in additional costs for your site. Choosing larger windows, triple glazing , or bi-fold doors can further increase your costs. If you are building a new bedroom, for example, the height of the ceiling may not be as important as in the living room.
Make it an ensuite, if possible, as ensuite bedrooms are an added value to a property. Remember there are building regulations on the size of staircases, landings, corridors etc.
Make sure you seek advice from a professional for the layout design, to avoid issues that may become evident towards the end of the project, when they are costly to resolve. Choosing matching materials for the exterior is the easiest option, especially for the planning. When it is not possible, one good option is to design in contrast with the existing building. All glazed or naked concrete extensions can result in a stunning contrast for period properties. Having a good architect or designer on your side means you will be able to understand all the options and choose the best for you: the right creative design can completely transform a property.
The positioning of doors and windows is very important for a double storey extension, as it often requires the loss of the existing openings. The windows should either match the existing or be chosen in contrast.
Bi-folding or sliding doors, roof lights, glazed walls and structural glass are all options that a good architect will help you evaluate to get the best for your priorities. The design of the roof of a 2 storey extension will be subject to planning requirements, but there are still options to make the best choices.
If there are properties around you that will overlook the roof of your extension, a green roof could be a great option to get through the planning. If the roof surface is not visible from the ground floor level, you can choose a flat roof, making sure that the visible parts still blend in with the existing building. Doing a two storey extension is also an opportunity to get more daylight in and to create a link between inside and out.
This will enhance the sense of being immersed within your garden, even if the weather does not permit. Bi-folding or sliding doors to the garden are a great way to achieve that. Glazed walls and structural glass are all options that a good architect will help you evaluate to get the best for your priorities. Get in touch with us for a chat, a free site visit or a free quotation from our specialists in double storey extensions. We can help with rear and side 2 storey extensions for terraced, semi-detached and detached houses.
Double storey extension vs single storey A double storey extension is an even better investment when compared to a single storey. How much does a double storey extension cost? What fees can I expect to pay? Planning fees Double storey house extensions may, in some circumstances, proceed without planning permission. Party wall fees If your extension includes building or excavating astride or close to a boundary, you will need a party wall agreement with your adjacent neighbours.
Building control fees You will need a building control certificate at completion, which certifies that all the work is in compliance of building regulations. Downstairs The supply and fit of a kitchen can rise steeply in price, depending on the kitchen and fittings you choose. Will a double storey extension add value to my home? Planning and regulations for a double storey extension It is possible that a double extension falls under permitted development rights. Do I need planning permission for a double storey extension?
Only single-storey extensions are allowed under permitted development, if the distance to the boundary is less than 2m, Balconies and terraces : they are never allowed within permitted development rights Rules for permitted development are stricter in designated areas.
Applying for planning permission If your extensions cannot be built under permitted development rights, you will need to file for a planning permission. Does a two storey extension need to comply with building regulations? Do I need a party wall agreement for a 2 storey extension? How big can my double storey extension be? Height The height of a 2 storey extension must not exceed the existing roof eaves.
The principal rooms of your home should be accessible from the main hall or circulation space in an open-plan layout, as well as from the landing. Rooms or zones with related uses — like the kitchen and the dining space — work best grouped next to each other. Finally, a two storey extension is a cost effective option, giving you more square footage for your buck than a single storey extension, and allowing you to transform the look and feel of both upstairs and down. Perfect for small homes and growing families, it's the easiest way to increase living space and add an extra bedroom.
Find much more advice on extending a house in our guide, and keep scrolling for everything surrounding double-storey extension costs, planning advice and design.
If space is the reason you want to extend your home, look at local houses with the footprint your home will have after the extension. Adding an extension may cost more than the value it will add to the property in the short-term, but it can still work out much less expensive than moving to a larger property.
Remember to factor in estate agent fees, legal fees, stamp duty and removals fees when considering whether to move house. Properties are generally valued on the basis of price per square metre. To get an idea of local property values, find several properties that are similar to what you propose to build. Then divide the asking or sale price by the area of the property. This will give you an average value per square metre. If you compare this with the average cost per square metre of your extension, you can work out whether your proposals will increase the value of your property.
Be aware that there is a limit to how much value you can add to your home, known as the ceiling value. Real Homes Show Find out more about the best ways to improve your home within your budget. If you are struggling with your space and wondering what kind of extension will work for you, or just what to do with your budget, check out the Real Homes Show. Every fortnight the Small Space Squad visit a homeowner trying to make their home work for them.
Value is also influenced by supply and demand, so you should consider your local market, too. Coupdeville Architects helped the owners of this flat in a London terrace reimagine the space with a two storey extension and remodel.
You could even maximise the space benefits by considering three storeys — achieving permission is more likely if other houses in the street have similar additions.
Clever glazing solutions make the most of the views and a small extension at roof level draws light down through the existing stairwell. The main limitation on two-storey extensions is usually the roof height. Planning policy requires an extension to be sympathetic to the existing house, so the height of its ridge and eaves should not be taller than the existing roof.
However, there are solutions, such as using lower ceiling heights in the new rooms, especially at first-floor level, partially integrating upstairs rooms into the roof space, or setting the extension down slightly in the ground,' explains experienced renovator Michael Holmes. A flat roof can cover an area of any size, but is not usually considered acceptable for a two-storey extension, unless part of an overall contemporary design scheme of significant architectural merit.
Labour and build costs vary across the UK — and the design, build spec and materials you choose will affect the final price. This is without professional fees and VAT or interior fit out costs more on this below , however, and in some parts of the country, such as London, costs will start much higher. This excludes interior fit-out costs more on those below. For an accurate estimate of how much your single storey extension will cost, use our extension cost calculator.
Add these figures to your budget for a good idea. Get Real Homes magazine delivered direct to your door and your device.
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From stunning completed projects to the latest decorating ideas you can try in your own space, you'll find plenty to keep you entertained and inspired inside each issue. If you have time and good DIY skills, doing some of the work yourself will cut extension costs.
There are big savings to make through DIY, but it can prove a false economy if you take on too much work yourself. This two storey rear extension creates an open, social space, which includes kitchen, dining, study and relaxing areas at ground level.
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