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.
Thinking about a double-storey extension in Stoke-on-Trent? We take charge of the whole project, co-ordinating every trade involved, and one person keeps you updated. Guide prices for the West Midlands sit at £59,000–£118,000 including VAT, and a typical job takes 14–22 weeks on site. Your own figure depends on what the survey finds and the specification you settle on.
- Guide price
- £59,000–£118,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- ST1, ST4 and ST5
- Planning rules
- England
- Local area
- Staffordshire
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Stoke-on-Trent?
In Stoke-on-Trent, guide figures for a double-storey extension sit at £59,000–£118,000, VAT included. We set them using rates for the West Midlands, currently about 2% below the national guide. The table shows what pushes a project towards either end of the range; your own price is set after a free survey.
| Type of job | What it usually involves | Guide in Stoke-on-Trent |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £39,000–£64,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £59,000–£118,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £98,000–£176,000 |
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 Stoke-on-Trent?
- 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
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Electrics, plumbing and heating by qualified trades, with certificates
What are homes like around Stoke-on-Trent?
Stoke-on-Trent has long rows of Victorian terraces from its pottery industry, often in red brick with Staffordshire blue brick details. Stafford, Lichfield and Tamworth mix Georgian and Victorian centres with interwar and post-war estates, Burton has brewery-era terraces, and the Staffordshire Moorlands around Leek use local gritstone.
Potteries terraces suit attic rooms, rear extensions and repointing; many need roof and window renewal. Semis and estate homes commonly take side extensions and driveways, and Moorlands stone homes call for lime work.
Knowing the typical building types in Staffordshire helps, but a survey of your own home in Stoke-on-Trent is what decides the right approach to a double-storey extension.
Permissions for a double-storey extension in Stoke-on-Trent
Planning law differs across the UK. For a home in Stoke-on-Trent, it is the England rules below that count, and we check them with the council ahead of any quote.
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.
What happens after you get in touch?
Free site survey
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
After the survey we send a quote for a double-storey extension that fixes the price for the scope we've agreed. If you want to change materials or scope, we revise it in writing before anything is booked.
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.
Build and hand over
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
How we work
Double-storey extensions in Stoke-on-Trent: questions
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.
Is the price fixed?
Yes, for the specification we agree. Your written quote sets out exactly what is included at a fixed price. It only changes if you ask for something different, or if a problem the survey could not reasonably reveal later needs extra work. In either case we explain the change and confirm it in writing before going ahead.
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.
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 a double-storey extension, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
Will the extension affect my neighbours?
A double-storey extension can affect neighbours' light, outlook and privacy, which is why planning departments look closely at height, depth and window positions. Side windows facing neighbours often need obscure glass. Work near a shared wall may also need party wall notices; the Party Wall etc. Act 1996 applies in England and Wales only. We talk through these points early so the design is realistic.
Nearby towns
Whether you're in the centre of Stoke-on-Trent or on its outskirts, ST1, ST4 and ST5 addresses are covered. We extend the same service, and the same fixed-price approach, to Newcastle-under-Lyme, Longton and Kidsgrove.