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.
Anyone planning cladding in Broxburn wants three things: a clear price, a realistic timetable and a tidy job. We publish a guide of £4,800–£11,500 including VAT for Scotland up front, explain that work normally takes 3 days to 3 weeks depending on area, and confirm both in writing after a free survey of your property.
- Guide price
- £4,800–£11,500 inc VAT
- Time on site
- 3 days to 3 weeks depending on area
- Postcodes
- EH52
- Planning rules
- Scotland
- Local area
- West Lothian
- Survey
- Free, with a written quote
What should you budget for cladding in Broxburn?
Use the table to gauge the cost of cladding in Broxburn before we visit. Figures include VAT and are scaled for Scotland, coming out about 4% below the national guide, which gives £4,800–£11,500 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Broxburn |
|---|---|---|
| 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 |
Expect these to shape the final quote:
- Cladding material and board profile
- Insulation behind the cladding
- Window reveals, corners and roof junctions to detail
- Scaffolding, access and distance from boundaries
What do you get?
- Survey of the wall, boundaries, damp and window details
- Scaffolding or access towers as needed
- Breather membrane and treated battens fixed to the wall
- Insulation behind the cladding where agreed
- Cladding boards fixed with suitable stainless or coated fixings
- Waste removal and a clean site on completion
What are homes like around Broxburn?
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.
None of this holds for every street in Broxburn, which is why we look at your actual house before pricing cladding rather than assuming from its age alone.
Permissions for cladding in Broxburn
Planning law differs across the UK. For a home in Broxburn, it is the Scotland rules below that count, and we check them with the council ahead of any 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.
What happens after you get in touch?
We look at the job
First, someone visits your home in Broxburn to see the space, take measurements and note anything that could affect the work, such as access or the condition of what is there. There is no charge for this visit.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Plan and prepare
We handle the paperwork side: checking whether planning permission or building control approval is needed, submitting applications where they are, and scheduling the trades and materials around your dates.
The work itself
During the work we protect the areas around it and tidy up at the end of each day. Once complete, we check the finish, remove our materials and hand over paperwork such as building control sign-off where it applies.
Why homeowners choose us
Frequently asked questions
Are there fire-safety rules for cladding?
Building regulations limit the fire-spread performance of cladding on walls close to a boundary and on taller buildings, which can rule out some timber or composite products in those positions. Cavity barriers behind the cladding also help stop fire spreading through the gap. Fibre cement is non-combustible. We check boundary distances and product data before recommending a material.
How long does cladding take to install?
Cladding a small dormer or gable usually takes a few days, an extension or upper storey around one to two weeks, and a whole house two to three weeks or more. Scaffolding, insulation and detailing around many windows add time. Timber boards may need to acclimatise on site first. We give you a programme with the written quote.
Do I need planning permission in Broxburn?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Broxburn is in Scotland, so Scotland's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
Can you combine cladding with other work?
Yes. Because we manage several trades under one contract, we can plan cladding alongside other work on your Broxburn home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same 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.
Near Broxburn
We survey and quote throughout Broxburn's EH52 postcodes and in surrounding places such as Livingston, Bathgate and Dunfermline. The process and pricing approach are identical in each of them.