Cladding is a protective outer layer of boards or panels, such as timber, composite, fibre cement or uPVC, fixed to battens on the outside of a wall to change its appearance, shed rain and, where insulation is added, reduce heat loss.
Across Edinburgh and the Lothians, people look into cladding to replace something worn out, to make the house work better for them, or to get it ready for a sale. We cover Edinburgh, Livingston, Musselburgh and Bathgate and the smaller towns around them, working to the rules that apply in Scotland. Expect a guide of £4,800–£11,500, VAT included, in Scotland, and every quote follows a free visit.
- Guide price
- £4,800–£11,500 inc VAT
- Time on site
- 3 days to 3 weeks depending on area
- Planning rules
- Scotland
- Price level
- About 4% below the national guide
- Towns listed
- 7
- Survey
- Free, with a written quote
Cladding prices in Edinburgh and the Lothians
Prices for cladding vary from house to house, but in Edinburgh and the Lothians most projects fall within £4,800–£11,500 including VAT. That reflects costs in Scotland, about 4% below the national guide. Treat the table as a budgeting aid; the written figure follows a survey we carry out for free.
| Type of job | What it usually involves | Guide in Edinburgh and the Lothians |
|---|---|---|
| Feature area or dormer | A gable, dormer, bay or small feature wall in uPVC, timber or composite. | £1,450–£4,800 |
| Extension or upper storey | About 40–60m² of timber, composite or fibre cement with membrane and battens. | £4,800–£11,500 |
| Whole house | Cladding most elevations of a house, often with added insulation. | £11,500–£29,000 |
The main things that change the figure:
- Wall area to be clad and the height of the building
- Cladding material and board profile
- Insulation behind the cladding
- Scaffolding, access and distance from boundaries
What do you get?
- Breather membrane and treated battens fixed to the wall
- Insulation behind the cladding where agreed
- Cavity barriers and fire-stopping where regulations require
- Cladding boards fixed with suitable stainless or coated fixings
- Corner trims, window reveals and ventilated top and bottom edges
- Waste removal and a clean site on completion
Homes in Edinburgh and the Lothians
Edinburgh's New Town is a planned Georgian sandstone townscape within a World Heritage Site, and districts such as Marchmont and Leith have Victorian tenements. Bungalows and villas fill the suburbs, Midlothian has former mining villages, Livingston was built as a new town, and East Lothian villages often have red pantile roofs.
Listed and conservation-area homes need careful window and stone repairs. Bungalows commonly suit loft conversions and dormers, and suburban semis take extensions and garage conversions.
East-coast weather brings cold winds, haar and frost, and exposed hills around the city catch wind-driven rain.
Planning and building rules in Edinburgh and the Lothians
Edinburgh and the Lothians is in Scotland, so the planning and building rules set out below are the ones that apply. We confirm the details with the council before we quote.
In Scotland, changing the external finish of a house in a conservation area or on a listed building needs consent; elsewhere, like-for-like re-rendering is usually treated as repair.
Large-scale re-cladding or external insulation can need a building warrant; like-for-like render repairs normally do not.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
We look at the job
Book a visit and we'll come to you. The survey covers measurements, the state of what's there now and any obvious constraints, so the price that follows is based on your actual home, not an average.
Quote in writing
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for cladding.
Dates and permissions
Preparation matters as much as the build. We agree access, parking and working hours with you, order materials in good time, and confirm any permissions so the job isn't held up once it starts.
Build and hand over
Our trades complete cladding while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
What you can expect from us
Questions about cladding in Edinburgh and the Lothians
Will timber cladding change colour?
Untreated timber cladding naturally weathers to a silver-grey over a year or two as sunlight breaks down the surface. The change can be uneven at first, especially under eaves where rain does not reach. If you want to keep the original colour, a UV-protective stain or oil is needed and must be renewed every few years. Pre-weathered and coated boards are also available.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
Can you clad over existing render or brick?
Cladding is usually fixed over existing render or brick using battens, as long as the wall is sound and dry. Loose render may need removing first so the fixings hold. The battens create a ventilated gap so any moisture can drain and dry. We check the wall during the survey and explain any preparation needed before cladding.
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from cladding, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
How much does house cladding cost?
Cladding around 40–60m² of wall, such as an extension or upper storey, costs £4,800–£11,500, including membrane, battens and trims. As a guide, allow roughly £80–£180 per square metre plus fixed costs for scaffolding and set-up. uPVC and softwood sit at the lower end, while hardwood, composite and fibre cement cost more. Adding insulation increases the price. We confirm a fixed figure after the survey.
Towns in Edinburgh and the Lothians
We offer cladding in each of the towns below, all within Edinburgh and the Lothians. Select yours for guide prices, postcodes covered and nearby places.