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How Much Is A Roof Extension

Single Storey House Extension

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A singlestorey build is probably a lot easier and cheaper than you think. Before you start you need to consult an architect to draw up the plans. You will need this to submit plans to the local planning department to see if you need planning permission. Whatever happens with their decision, you will definitely need building regulations which deal more with how the quality of the work and materials of the proposed extension complies with the relevant health, safety and environmental regulations.

After the plans have been passed, they will be needed by the building company to calculate a quotation for the cost of the work. Once building starts, the various trades will each need a copy of the plans so they know exactly what you want and what has been agreed with the local council.

Glass As A Building Material

‘While glass can be hard and strong in certain directions, it is rigid, brittle, heavy and unforgiving to movement. This makes it more difficult to install than most other building materials,’ says Hugo Tugman of Architect Your Home.

‘Uninterrupted areas of glass need to be transported and installed in the form of large, heavy sheets, and often the use of a crane is necessary, which can add to costs significantly.’

Floating Or False Dormers

Floating or false dormers , are used when a homeowner wants the external appearance of a dormer but does not need or want the additional space added inside the house.

Floating dormer roofs do not penetrate the roof, they are strictly for the cosmetic look of adding a dormer to your home.

Be advised, these floating dormers are strictly cosmetic, they do not offer any additional space, light, or ventilation to your home.

So maybe you just like the aesthetic and look of a dormer style, theres still a dormer roof for you!

How much does a fake dormer cost?

Floating dormers cost the least to build because they are not actually cut through the roof. Floating dormers range from $4,000 to $5,500.

There are many dormer roof and window styles to choose from, its all about choosing the best dormer roof for your home!

Cost Range:

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Tips To Cut The Cost Of Your Extension

  • Choose a simple design the most cost-effective floor plan is square
  • Plan ahead as much possible
  • If you have time, consider being your own project manager
  • If you have good DIY skills, do some of the more basic work yourself
  • Hire someone to produce your planning and building regulations drawings for a fixed, all-inclusive price
  • Hire a reputable builder with proven problemsolving skills
  • If possible, find individual subcontractors who turn over less than the VAT threshold they wont charge you any VAT on labour
  • Buy offtheshelf where you can
  • Buy second hand where possible
  • Avoid complicated groundworks

Extending or converting areas of your house can be a great way to both improve your own enjoyment of your property and increase its value too. With a bit of savvy and a lot of careful planning, you could be well on your way to your dream home in no time.

Flat Roof Versus Lean

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If youre going down the traditional build route you have three main roofing options, lean-to, gable-ended and flat roofs.

Lean-to roofs tend to be the first port of call. Angled windows or roof-lights in a pitched roof, can be a great way of introducing light into your new space but also reflecting it back into your pre-existing rooms.

There are, however, limitations on what you can do. The minimum recommended pitched roof is 15 degrees. Depending on the positioning of upstairs windows and how far you intend to extend out from your existing home, a pitched roof may not be an option.

A gable ended roof is an alternative but far more expensive option. Taking the shape of an inverted V, its a more complex structure with a central ridge and two pitches. The other challenge is that while pitched rooflights will light the space below, they will fire it across your new space, not back into your pre-existing rooms.

Flat roofs are lower cost and there are fewer limitations on build but relying on the windows within the extension as a sole source of natural daylight, they can leave internal rooms feeling distinctly gloomy.

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How Long Does It Take To Build A Timber Frame Extension

Timber frames can be constructed off-site or on-site, depending on the design. Softwood and sheet panel systems can be constructed on-site, or panels can be made in a workshop beforehand and then be assembled quickly on site.

Most timber frame extensions take between eight to twelve weeks to build this is the lead-time you should factor in if your frame or panels are being made in a workshop. This means that the on-site construction process is very fast, and much quicker than the build time required to construct a brick extension.

The actual construction time takes days, rather than weeks. This is one of the primary benefits of choosing timber the disruption is far reduced with an efficient and fast build. The majority of the time is required for the timbers, panels and beams to be crafted and cut to size. These are then delivered to site and pieced together.

How Long Does A House Extension Take To Build

A typical house extension will probably take about 14 to 15 weeks depending on size, quality and any delays.

Lets have a look at this:

Week 1.Site Preparation.

  • Prepare the site for building. Fence off the area so children and animals cant get in the way.
  • Create a storage place for materials and ensure its secure.
  • Create an area for waste handling and the waste skip.
  • Arrange the first delivery.
  • Install services and drainage.
  • Arrange for Building Regulations approval of trenches.
  • Pour concrete foundations.

Week 7. Build the roof structure.

  • Erect roof rafters and ridge.
  • Fit fascia and bargeboards.

Week 8. Fit roof Covering.

  • Fit roofing felt.
  • Nail roof battens in place.
  • Lay roof tiles and ridge tiles.
  • Lay floor screed and leave to dry for a couple of days.

Week 9 to 10. Guttering, Doors, Windows Render.

  • Install windows and doors to frames.
  • Render external walls if necessary.
  • Install guttering and rainwater goods.
  • Inside first fix carpentry.
  • Install plumbing and electrical wiring first fix.

Week 11 to 12. Knock through and plastering.

  • Knock through into existing house to create an opening.
  • Building control to inspect lintels.
  • Box in as needed.

However, if youre in any doubt as to which regulations you have to comply with, consult your local authority or your architect.

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How Much Will My Lantern Roof Cost

There isnt much to choose between the cost of a roof lantern roof and a pitched roof. The construction of the latter is more expensive than the build of a simpler flat roof but then you have the additional costs of the lantern roof itself, which brings things back to more or less a par. Both will be lower cost than a gable-ended roof in most cases.

The question is really less about cost than it is about how well the solution will work in your home and particularly how your new home extension impacts on your pre-existing rooms.

What Determines The Louvered Motorized Pergola Cost

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The cost of the motorized pergola is primarily determined by the manufacturer first, size second, motorized roof options third, and installation costs last. As previously mentioned, there are actually quite a few outdoor living manufacturers of these automatic louvered roof systems. Of course, the main question everyone has is… who’s the good, better, or best?

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Planning Permission For Glass Extensions

Planning permission for glass extensions is, like with conservatories, a complicated matter, but there are a few basic rules to follow that might help you understand if it will be required for your project or not. Usually, you wont require planning permission as long as your glass extension:

  • Is no more than four metres tall or one storey high.
  • Is not by any highway or A-road, or isnt being attached to a listed building.
  • Isnt blocking the neighbours view from a standard upstairs window.

These are, of course, just quick guidelines, and before any building work begins you should hire a property surveyor to determine whether you will need planning permission or not. If you remain unsure about the rules and regulations for your home or area, you should contact your Local Authority or Planning Office for free information and advice.

Coverings For Flat Roof Extensions

Torch-on Felt Flat Roof

Modern felt systems are a big improvement on notoriously thin pour and roll bitumen felts of yesteryear that were glued together with liquid bitumen. These modern felts are laid using a large blow-torch that heats the underside of the felt, melting it onto the roof structure below . Applied in layers, professional installers generally use more robust three layer felts which contain integral bitumen.

Torch-on felts are still one of the least expensive coverings, and being applied hot means theyre easier to form around penetrations and corners. Popular colours include green, brown, grey and purple. A lifespan of 20 years or more should be achievable if professionally applied and well maintained.

EPDM Rubberised Roofing

Widely used and easy to install, ethylene propylene diene monomer artificial rubber is delivered in cut-to-size rolls with their own flashing systems. This can normally be installed in a single seamless layer without joins, so it should be leak-free.

It is usually bonded to the substrate with adhesive and, done well, can last 30 to 50 years. The material is lightweight, reasonably stretchy and very durable. Costs are typically around 25% dearer than for a quality felt roof.

Fibreglass Glass Reinforced Plastic

Other Single Ply Membranes

Mastic Asphalt

One of the most durable and long lasting coverings, asphalt is widely used where flat roof terraces are walked over, often laid as a base layer beneath paving slabs.

Sheet Metal


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Lantern Roofs For Your Extension Or Home

Letting light into our homes was what windows were designed for. Lose a couple of kitchen, living room or dining room windows to a home extension and it can leave spaces feeling dark and dreary.

Thats why it pays to give a little thought to the type of home extension you proceed with. Is it going to be a traditional bricks and mortar build, conservatory or glass extension?

Conservatories and glass extensions will maximize the amount of light that reach the pre-existing rooms of your property. Traditional home extension builds use less glass and make this more challenging but not impossible.

How To Build The Perfect Glass Extension

Architectural glazing inspiration for your rear extension ...

Read our guide to find out how much does it cost to build a glass box extension, planning permission cost, design ideas and how to find an extension specialist to build it for you

Sometimes all your property needs is a little extra space and light to improve its value and your lifestyle. While many homeowners opt immediately to install a conservatory, this isnt always the best choice. A conservatory may not cost an awful lot but unless you install additional heating and cooling, it can be freezing cold in winter and sweltering hot in the summer. For something a little attractive and more consistent in temperature you can always look into having a glass box extension installed instead.

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Why A One Team Approach Is Best

The great thing about working with one team under one roof is that we can answer all your questions as they come.

The great thing about working with one team under one roof is that we can answer all your questions as they come, which is highly important in the initial design process. For example, if you want to know is it cheaper to build on or build up, or youre tossing up between a new build vs. extension, our supportive staff can provide you with the information you need to make an informed and educated decision.

Once we have worked together to come up with your FREE design, we can then give an even more accurate assessment of what we believe the final cost will be. We will discuss potential costs during the permit progress as well as any finishing costs that you may incur that are beyond our scope of works an overall cost if you will.

Double Storey House Extension

Building a twostorey extension will be very similar to building a single storey. Apart from the costs, which weve already talked about in the previous section, the main differences will be:

  • Youll probably have to build the same kind of roof as the main house rather than a flat roof.
  • The foundations must be able to support the additional weight.
  • Upstairs windows must be suitable for a fire escape.

Building a twostorey extension has one main advantage that outweighs all others. You get double the amount of floor space on the same ground area.

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Hiring A Side Extension Builder Checklist

  • Depending on the tradesman hired, these can be in the form of CSCS certification, City and Guild levels, or even college gained qualifications such as HNCs.
  • The most important consideration when hiring any tradesman is insurance. Make sure they possess, at the least, third party liability, which covers building work. At best, you want to find a tradesman, which has personal injury, property damage, and work guarantee cover.
  • Evidence of previous work is also a good consideration when hiring any tradesman. If they have references from previous clients, photos, or a portfolio of their work, it will prove they are proud of the level of skill they can provide.
  • Does the tradesman offer any form of guarantee for the work they are going to undertake? Most will offer in some form or another to make sure you are happy with the job before they finish. However, it can be worth looking for a tradesman who offers a five-year guarantee or greater. Then if any problems arise in the future, due to any faults in the building process, you are covered, and they will fix their mistakes at no expense to you.

Building Permission For A Side Extension

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Before you begin planning your dream extension, you should talk to a local estate agent to find out the street ceiling value and also see what other types of extensions are popular. In addition, employing an architect is highly recommended. By using an architect, you will get a new home thats just right for you, plus you can avoid having a badly designed extension, which can actually reduce the property value. You need to work out whether you will get back the cost of the side extension when you finally sell the house.

Architects can manage the entire building process, including securing planning consent and building regulation certification. They can even help with finding a suitable builder, as they often have good relationships with reputable builders they have worked within the past. The RIBA can provide a shortlist of architects for your project, or you can use the free service on this website.

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How To Pick A Roof Extension Design

There’s no rule that says the pitch and style of your extension must identically match your existing roof, but some types of roof work better in certain situations than others.

Working with professionals such as an architect or roofing contractor, you can decide what extension roof design works best for your needs and your price range. Popular designs include:

Getting Quotes For Roof Extensions

When you’re comparing quotes from local roofers, check that they are licensed and insured to work on your property. You can also check out their previous jobs to see what quality of work you can expect.

You’ll get a more accurate quote for your roof extension if you provide all the information your roofer needs about your existing roof and the size and type of extension you want. Including photos of your roof and the area you want to cover will help.

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Pitched Roof Extension Ideas

A pitched roof usually lasts longer and, depending on the look you want to achieve, can be more aesthetically pleasing. Some of our clients opt for pitched for design reasons, while for some it is a planning requirement. If your property is listed or in a conservation area, you may be asked to build an extension with a pitched roof to keep in line with the integrity of the building and area. Here are some ideas on what you can do with a pitched roof extension:

This ground floor flat was transformed by this pitched roof rear extension. Originally a one bedroom flat, by adding this extension and reconfiguring the property, we created an open plan kitchen and living area and then changed the old kitchen into a second bedroom. The pitched roof extension, which has three skylights installed as well as a large patio door, brings in plenty of light.

This delightful property in south london features a pitched roof extension that incorporates a living area that opens out into the garden. A pitched roof extension is not only for large properties but smaller ones too, this slimline home uses the space available to it wisely, while not compromising too much on precious outdoor space.

Gracefield Gardens, Streatham, South London


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