A single-storey extension is a new ground-floor room built onto your house, usually at the rear or side, with its own foundations, walls and roof, creating a bigger kitchen, living space or bedroom without moving home.
Anyone planning a single-storey extension in Irlam wants three things: a clear price, a realistic timetable and a tidy job. We publish a guide of £33,000–£71,000 including VAT for the North West up front, explain that work normally takes 10–16 weeks on site, and confirm both in writing after a free survey of your property.
- Guide price
- £33,000–£71,000 inc VAT
- Time on site
- 10–16 weeks on site
- Postcodes
- M31 and M44
- Planning rules
- England
- Local area
- Salford
- Survey
- Free, with a written quote
Single-storey extensions prices in Irlam
Every figure below is a guide for a single-storey extension in Irlam, inclusive of VAT. Regional pricing for the North West works out about 5% below the national guide, and the overall span is £33,000–£71,000. The survey costs you nothing, and after it we commit to a firm price for your specification in writing.
| Type of job | What it usually involves | Guide in Irlam |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £21,000–£38,000 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £33,000–£71,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £66,000–£124,000 |
Expect these to shape the final quote:
- Floor area, shape and number of corners
- Roof type, rooflights, lanterns and the amount of glazing
- Ground conditions, foundation depth and drains to divert
- Steelwork needed to open into the existing house
What does the job include in Irlam?
- Groundworks, foundations and below-ground drainage
- Flat or pitched roof, with rooflights or a lantern if specified
- Electrics and plumbing by qualified trades, with certificates
- Windows and external doors, including bifolds if chosen
- Plastering, screed floor and internal doors
- Building control inspections and completion certificate
What are homes like around Irlam?
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.
Rainfall is high, especially near the Pennines, so brickwork, gutters and roof coverings take a steady soaking and freeze-thaw over winter.
For a single-storey extension in Irlam, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Planning and building rules in Irlam
Because Irlam falls under England's rules, the guidance below is the version relevant to you. Before sending a price, we check your property's position with the council.
In England, many single-storey rear extensions are permitted development: typically up to 3 m deep on a semi-detached or terraced house and 4 m on a detached house, no more than 4 m high, and covering no more than half the land around the original house. Larger rear extensions can go through the prior approval process. Side extensions, flats, listed buildings, conservation areas and homes where permitted development rights have been removed need planning permission.
Building Regulations approval is needed for almost every extension, covering foundations, structure, insulation, drainage, ventilation and fire safety. If the work is on or near a shared wall or boundary, the Party Wall etc. Act 1996 may apply.
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
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about a single-storey extension.
Price and scope agreed
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.
Dates and permissions
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.
Finish and handover
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.
Why homeowners choose us
Single-storey extensions in Irlam: questions
Do I need planning permission for a single-storey extension?
Whether you need planning permission depends on the extension's size and height, how close it is to boundaries, your home's location, whether it is listed or in a conservation area, and which UK nation you live in. In England, many rear extensions up to 3m deep on a semi or terrace, or 4m on a detached house, can be built under permitted development. We check the rules that apply to your home before quoting.
What does a typical extension build look like week by week?
A typical single-storey extension follows the same order: clearing the site and digging foundations, building walls up to roof level, then fitting the roof and windows to make it weathertight. Electrics, plumbing, insulation and plastering follow. The last stage is opening into the house, laying the screed and fitting doors and finishes. Building control inspects at key stages, and we book those visits for you.
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.
How long does a single-storey extension take to build?
A single-storey extension usually takes 10–16 weeks on site, from digging foundations to final plastering. Bad weather, deep foundations or a complex roof can add time. Before work starts, allow several weeks for drawings, structural calculations and building control approval, and longer if planning permission is needed. We give you a stage-by-stage programme with your quote so you know what happens each week.
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 single-storey extension, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
Nearby towns
Our coverage in Irlam includes M31 and M44. We also travel to Urmston, Sale and Stretford, so neighbouring addresses are looked after on exactly the same terms as those in town.