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 type of house you own in Failsworth, we start by looking at how a double-storey extension would fit it rather than offering a standard package. We cover M9, M11, M35 and M40 and neighbouring places such as Droylsden, Chadderton and Ashton-under-Lyne. One named person looks after you from survey to handover, and nothing is booked until you hold our figure in writing, fixed for the work described.
- Guide price
- £57,000–£114,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- M9, M11, M35, M40 and M43
- Planning rules
- England
- Local area
- Oldham
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Failsworth?
Use the table to gauge the cost of a double-storey extension in Failsworth 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 Failsworth |
|---|---|---|
| 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 |
The main things that change the figure:
- Combined floor area across both storeys
- 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
What does the job include in Failsworth?
- Insulated cavity walls with brick or render to match the house
- First-floor joists, stud walls and new openings upstairs
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Local housing and a double-storey extension
Rows of Victorian red-brick terraces fill much of Manchester, Salford and the mill towns, with stone terraces in the Pennine fringes around Oldham and Saddleworth. South Manchester has Edwardian semis and villas, Wythenshawe was built as a large interwar garden suburb, and city-centre apartments and new estates continue to grow.
Two-up two-down terraces commonly suit loft conversions, kitchen extensions and kitchen refits. Many need repointing and roof work, while semis in the suburbs often take side extensions, driveways and replacement windows.
That variety is why a guide price for a double-storey extension in Failsworth is only a starting point; the survey shows what your particular property needs.
Planning and building rules in Failsworth
Each UK nation sets its own consent rules, and Failsworth is in England. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
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.
From survey to handover
We look at the job
We begin by looking at the job in person. During the free survey we discuss options, materials and budget for a double-storey extension, and photograph or measure anything the quote needs to reflect.
Written quote
We put everything into a written, fixed-price quote: the specification, what's excluded, staged payments and the expected time on site. Take whatever time you need to decide; there's no pressure to commit.
Plan and prepare
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.
On site to finish
Our trades complete a double-storey extension 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
Common questions
Do I need planning permission for a two-storey extension?
Most two-storey extensions need planning permission, but it depends on the size, height and position, your home's location, whether it is listed or in a conservation area, and which UK nation you are in. In England, a two-storey rear extension can sometimes be built under permitted development if it is no deeper than 3m and at least 7m from the rear boundary. We check what applies before quoting.
Do I need planning permission in Failsworth?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Failsworth is in England, so England'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 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.
How much will a double-storey extension cost in Failsworth?
As a guide, expect to pay £57,000–£114,000 including VAT for a double-storey extension in Failsworth. That range is adjusted for the North West, which runs about 5% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
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.
Near Failsworth
Failsworth and its M9, M11, M35 and M40 postcodes are part of our coverage. Homeowners in Droylsden, Chadderton and Ashton-under-Lyne can also book a free survey with us and receive a written price for their job.