A double-storey extension adds two floors of new space to your house in one build, typically a larger kitchen or living room downstairs with an extra bedroom, bathroom or en-suite above, sharing one set of foundations and one roof.
Whatever prompted you to look into a double-storey extension, whether wear and tear, a growing family or plans to move, we can survey your Barrow-in-Furness home and give you a price in writing. Homes in the North West typically come in at £57,000–£114,000, VAT included, for this kind of work. We also cover Morecambe, Fleetwood and Lancaster, and the same steps apply wherever you are in Cumbria.
- Guide price
- £57,000–£114,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- LA13 and LA14
- Planning rules
- England
- Local area
- Cumbria
- Survey
- Free, with a written quote
Double-storey extensions prices in Barrow-in-Furness
Use the table to gauge the cost of a double-storey extension in Barrow-in-Furness before we visit. Figures include VAT and are scaled for the North West, coming out about 5% below the national guide, which gives £57,000–£114,000 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Barrow-in-Furness |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £38,000–£62,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £57,000–£114,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £95,000–£171,000 |
Expect these to shape the final quote:
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Foundation depth, ground conditions and drains to divert
- Scaffolding duration, access and the level of finishes
Scope of the work
- Groundworks, foundations and below-ground drainage
- Insulated cavity walls with brick or render to match the house
- First-floor joists, stud walls and new openings upstairs
- Scaffolding for the full build, erected and inspected
- Electrics, plumbing and heating by qualified trades, with certificates
- Windows, external doors, plastering and internal doors
What are homes like around Barrow-in-Furness?
Lake District villages are built largely of slate and rubble stone, often finished in roughcast or limewash, under slate roofs. Kendal is known for grey limestone and Penrith for red sandstone, Carlisle has sandstone and brick terraces, and west coast towns such as Barrow, Workington and Whitehaven have Victorian industrial terraces and post-war estates.
Stone cottages often need lime pointing, roof slating and breathable render. Industrial terraces can gain space through attic conversions and rear extensions, while rural homes commonly add porches, driveways and window upgrades.
These patterns matter for a double-storey extension: older walls, roofs and floors in Barrow-in-Furness can need different materials or extra preparation compared with newer homes.
Planning and building rules in Barrow-in-Furness
The notes below cover England, which is where Barrow-in-Furness sits. Rules change and every property is different, so we speak to the council before pricing your job.
In England, a two-storey rear extension can only be permitted development if it is no more than 3 m deep, at least 7 m from the rear boundary and finished to match the house. Most double-storey and all two-storey side extensions need full planning permission.
Building Regulations approval is needed, with structural calculations for beams, foundations and the roof. The Party Wall etc. Act 1996 often applies on semi-detached and terraced houses.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
How does the job run?
We look at the job
A free survey comes first. It gives us what we need to price a double-storey extension properly, including dimensions, existing materials and access for deliveries, and gives you the chance to ask anything you like.
Written quote
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 a double-storey extension.
Getting ready
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Barrow-in-Furness property.
The work itself
On site, the agreed plan is followed and any change is put in writing first. At completion we do a final clean, go through the snagging list with you and leave you with the relevant documents.
How we work
Common questions
Can I stay at home during the work?
In most cases, yes. Most people can live at home throughout, and we plan the work to keep disruption down by protecting floors, agreeing working hours and keeping access routes clear. Bigger jobs affecting kitchens, bathrooms or heating may mean a short spell with reduced facilities, and we talk this through with you at the survey.
How much does a double-storey extension cost?
A typical double-storey extension of 30–40m² across both floors costs £57,000–£114,000, built to a plastered finish. As a rough guide, allow around £1,400–£2,600 per square metre plus fixed costs for groundworks, scaffolding and fees. The second storey usually costs less per square metre than the first, because foundations and roof are shared. Bathrooms upstairs and a complex roof add most. We confirm a fixed price after the survey.
How is the new roof joined to the existing house?
The new roof is usually tied into the existing roof so the two read as one. On a rear extension this often means a lower ridge or a hipped end, with valleys where the slopes meet. We strip back some existing tiles, fix new rafters and battens, and lay matching tiles or slates. Lead or proprietary flashings seal the junctions so water runs off properly.
How long will a double-storey extension take?
On a typical home, allow 14–22 weeks on site. Larger projects, older buildings and extra work found once things are opened up can extend that, while simpler jobs may be shorter. Your quote includes an estimate of time on site, and your point of contact keeps you updated on the programme as the work progresses.
Can we live at home while it is built?
Most families stay at home during a double-storey extension. The new structure is built outside first, and we only break through into the existing rooms near the end, usually one floor at a time. Upstairs, this may mean a bedroom is out of use for a week or two. We fit dust screens, protect floors and stairs, and plan any time without water or power in advance.
Also covering areas around Barrow-in-Furness
Barrow-in-Furness and its LA13 and LA14 postcodes are part of our coverage. Homeowners in Morecambe, Fleetwood and Lancaster can also book a free survey with us and receive a written price for their job.