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.
We offer a single-storey extension across West Yorkshire, and Ossett is one of the places we cover, along with nearby Dewsbury, Batley and Wakefield. Before anything is agreed we visit, check the existing structure and talk through your options. You then receive a written quote setting out the full scope; for most homes in Yorkshire and the Humber it sits within £33,000–£70,000 including VAT.
- Guide price
- £33,000–£70,000 inc VAT
- Time on site
- 10–16 weeks on site
- Postcodes
- WF5 and WF12
- Planning rules
- England
- Local area
- Wakefield
- Survey
- Free, with a written quote
What should you budget for a single-storey extension in Ossett?
In Ossett, guide figures for a single-storey extension sit at £33,000–£70,000, VAT included. We set them using rates for Yorkshire and the Humber, currently about 6% 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 Ossett |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £20,500–£37,500 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £33,000–£70,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £66,000–£122,000 |
The main things that change the figure:
- 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
- Finishes, kitchen, flooring and heating specification
What do you get?
- Groundworks, foundations and below-ground drainage
- Cavity walls built and insulated to building regulations
- Steel beams to open into the existing house
- 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 Ossett?
Leeds and Bradford are known for back-to-back and through terraces, many in sandstone or millstone grit, with stone-slate roofs on older properties. Halifax, Huddersfield and the Calder valley have mill-town stone terraces climbing steep hillsides, and interwar semis, post-war estates and newer housing surround the larger towns.
Back-to-backs and through terraces often suit dormer loft conversions and careful kitchen layouts. Stone properties commonly need repointing with suitable mortar, roof repairs and window replacement, and hillside plots can need retaining walls.
These patterns matter for a single-storey extension: older walls, roofs and floors in Ossett can need different materials or extra preparation compared with newer homes.
Planning and building rules in Ossett
Which rules apply depends on where you live. For Ossett, the answer is England, and the points below reflect that; we verify them with the council before quoting.
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.
How does the job run?
We look at the job
Book a visit and we'll come to you. The survey covers measurements, the state of what's there now and any obvious constraints, so the price that follows is based on your actual home, not an average.
Your fixed price
After the survey we send a quote for a single-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
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 Ossett property.
Finish and handover
Our trades complete a single-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.
How we work
Questions about a single-storey extension in Ossett
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.
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.
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.
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.
Is a flat roof or a pitched roof better on an extension?
A flat roof is quicker to build and usually costs less, gives a clean modern look and works well with a roof lantern. A pitched roof matches the main house, sheds water faster and allows a vaulted ceiling, but it costs more and its height can affect neighbours. Modern flat roofs in EPDM rubber or GRP last well when properly detailed. Planning rules on height can also decide the choice.
Also covering areas around Ossett
Addresses in WF5 and WF12 are all covered for Ossett, along with Dewsbury, Batley and Wakefield close by. Give us your postcode when you get in touch and we will confirm the details.