Ideal customer persona: This guide is aimed at local homeowners in Edinburgh or Midlothian (often 30–60 years old) who need more living space – for example, a growing family wanting extra bedrooms, a bigger kitchen/dining area, or accessible ground-floor living. They’re committed to staying in their current home and adding value rather than moving. They care about quality, clear communication and timelines, and expect a reliable, experienced builder who handles the whole project (design, permissions, construction) so their life isn’t disrupted. Such homeowners may own period or suburban houses and are cautiously budgeting their project, researching planning rules, and comparing local contractors’ credentials.
Preparing well for an extension is key to success. From clarifying your goals and budget to getting permissions and packing up, each step removes surprises and stress. Below we walk through all the major tasks you should tackle before builders arrive, with tips tailored to Edinburgh/Midlothian conditions. We also explain why Sawmill Contracts – an award-winning local design-build team – is uniquely equipped to deliver your extension with top-quality materials, clear communication, and first-class service.
1. Define Your Goals and Requirements
Start by clarifying exactly what you want from the extension. Ask yourself: what rooms or functions do you need? How do you want the new space to flow with the old? A common mistake is to add on a “bolt-on” room that doesn’t integrate with the rest of the home. Instead, take a holistic view of your house’s layout. For example, if you’re adding a kitchen, think how it connects to the living and dining areas or garden. Sketching a rough floor plan or collecting inspirational photos can help communicate your ideas clearly to an architect or builder. As one expert advises, “draw it on a blank piece of paper” if that helps visualize the space.
At the same time, list your non-negotiables (e.g. number of bedrooms, open-plan kitchen/dining, disabled access) versus nice-to-haves. Involve all key household members in this discussion. Having a written “wish list” will streamline design decisions later and ensure everyone’s priorities are addressed. Deciding this now (rather than mid-build) helps prevent costly changes later.
2. Set a Realistic Budget (and Contingency)
Decide on a firm budget early and stick to it. Research shows homeowners often underestimate costs. Your budget must cover not just the building work but all related expenses: planning and building permission fees, architect or engineer fees, VAT, plus tradesmen’s fees. For example, an extension in Edinburgh can easily reach tens of thousands of pounds; Sawmill Contracts advises clients on realistic figures based on scope and local labour/materials costs.
Factor in a contingency fund of at least 10–20% for unexpected issues (hidden structural problems, material price increases, etc.). “Always have extra money you can use if the work is more complex than you thought,” advises one builder. Gathering multiple quotes from reputable local builders (including us!) will give you a range to expect. Remember, in Edinburgh and the Lothians each project is unique – Sawmill provides tailored quotes based on your exact plan and can often find quality materials at the best prices to stretch your budget.
3. Plan Your Timeline and Reduce Disruption
An extension takes time and will disrupt normal life, so plan ahead. In practice, most projects do take longer than homeowners hope. If possible, schedule work to avoid big life events (holidays, holidays, exams). For example, one builder suggests asking “What time of year will you have the extension? Think about any planned holidays or family events… once you’ve found the best time in your calendar, book it and plan ahead”. Realistically, a modest single-storey extension often takes several months (design and permission first, then construction).
Decide whether you can live in the house during building. Many families choose to move out temporarily, which can actually save time (contractors don’t have to work around you). If that’s not feasible, at least arrange alternative facilities – e.g. set up a temporary kitchen or kitchenette and plan for limited bathroom use. Let your builder know up front if you’ll remain at home so they can coordinate trades accordingly. Good communication is vital: Sawmill promises transparent updates, and clients note we keep them informed at every stage.
During work, anticipate noise, dust and some disruption. Protect family routines as much as possible (perhaps work from home elsewhere on noisy days, or get extra childcare if needed). Set clear ground rules with the crew about working hours, parking, and litter removal. For instance, ensure paths, drives and possessions are kept clear of debris. One guideline: notify and apologize in advance to your neighbours about expected noise; maintaining good relations prevents complaints (and is often a legal requirement on shared walls – see below).
4. Secure Permissions and Warranties
Building Warrant (Building Regulations) – In Scotland every extension (no matter how small) legally requires a Building Warrant (the Scottish version of Building Regulations approval). This is mandatory – even if planning permission isn’t needed – and ensures your extension is safe (structurally sound, well-insulated, etc.). An architect or designer will typically handle this application for you. For example, City of Edinburgh guidance notes that if you need planning permission you should “seek advice from an architect… They will also apply for a building warrant”. Sawmill’s architects coordinate these applications so you don’t have to worry about the paperwork.
Planning Permission vs Permitted Development – Whether you need full planning permission depends on your extension’s size, location and local rules. In Edinburgh/Midlothian small single-storey rear extensions often qualify as permitted development, avoiding a formal planning application. For instance, the Edinburgh Council Quick Guide explains that a ground-floor rear extension under 3–4m high (depending on house type) and taking up less than half the rear garden may not need permission. However, any extension that is over two storeys, or projects forward of the house front, or raises eaves over 3m (4m high) will need permission. Crucially, if your home is in a conservation area or is listed (many Midlothian/Edinburgh properties are), all extensions require permission or listed-building consent.
Always check with the City of Edinburgh or Midlothian council before work starts. We can help: Sawmill has experience navigating local rules, and we will advise you if your project needs permission. We also often recommend getting a “Lawful Development Certificate” to document that your permitted development was legal – this avoids headaches when you sell later. Don’t forget: it’s better to spend time on compliance upfront than to face enforcement or forced demolition.
Party Wall Act (Neighbour Agreements) – In Scotland, work on shared walls or extensions within 3m of a boundary typically triggers the UK Party Wall etc. Act. This means you must notify your neighbours in writing before work and possibly hire a party wall surveyor if they object. In practice, we help our clients with this process to avoid disputes. Communicating openly with neighbours early (even offering an extra coat of paint after!) keeps relations good.
5. Engage the Right Team (Design & Build)
Hiring experienced professionals is crucial. Many choices exist: you might hire an architect (design specialist) plus a contractor, or a design-and-build firm that does both. Simple extensions can even be sketched by a draughtsperson and built by a contractor. Either way, choose people familiar with local practices and regs.
At Sawmill Contracts, we offer a full-service, design-and-build approach. Our team includes architects and chartered surveyors on call, plus in-house builders, joiners, electricians, plumbers, decorators, etc. This means seamless coordination: for example, our architect will design the space to meet your needs and comply with Edinburgh’s regulations, then our builders and tradespeople execute it to that design. We also collaborate with independent architects if you prefer one, and integrate their drawings into our workflow.
Before signing anyone, check their reputation: see portfolios of past extensions (especially locally), read reviews, and verify credentials/insurance. Sawmill’s credentials speak for themselves – we won Scottish Home Improvement awards and have a Top Rated Google score, and one client commented that “every detail was executed to a high standard”. We’re honest with clients about budgets and realistic timelines, so there are no unpleasant surprises.
6. Prepare Your Home and Family
In the weeks before work begins, empty the area being built on. This is a great time to declutter: remove furniture, decor, appliances, and anything from cupboards in that zone. If your kitchen is being extended, clear the existing cabinets and unplug appliances. Store valuables off-site or at least on another floor. Cover or remove wall hangings and small belongings from nearby rooms – dust will spread. If storage is tight, consider a rented storage unit.
Protect your home by covering floors and staircases with builder’s plastic and dust sheets (we do this for you). As one homeowner guide suggests, “the best way to protect carpets and other areas is with plastic… ensuring once the work is completed, the rest of your home will look just as it did before”.
Arrange access and parking for trades. Keep a clear path to the work area (move parked cars or outdoor gear). If possible, allocate a spot on your driveway or street for the skip and delivery of materials.
Finally, pack an “extension survival kit”. During work there may be periods without kitchen or hot water. Stock up on disposables (plates, cups) and basic utensils so you can eat without using the kitchen. Identify alternative bathroom facilities if a sink or shower area is obstructed. And be mentally prepared: it’s normal to feel stressed during the build, but remind yourself it’s temporary.
7. Plan for the New Space (and Beyond)
Your extension project isn’t complete when the walls are up – think about finishing touches and integration before work starts. For example, if you’re adding a garden door or window wall, decide what landscaping or patio will extend from it. As ALCO Properties notes, “The garden is often an afterthought”. We recommend allocating some budget and design thought to the garden/driveway at the same time, so your new room seamlessly extends outdoors.
Similarly, consider interior details early: flooring, paint, lighting, radiators/electrical points. If you wait until the build is done, you may face delays or higher costs for trades to revisit the site. Our team will help you plan these details from the start, ensuring continuity of style and that finishes (like skirtings, architraves, fixtures) match the rest of your home. This attention to detail – “the small finishing touches” – is a hallmark of our service.
8. Why Choose Sawmill Contracts for Your Extension?
When you’re ready to build, you want a contractor you can trust with your home. Sawmill Contracts stands out in Edinburgh and Midlothian for these reasons:
- Award-winning, 10+ years’ experience: We’ve built a strong reputation and even won Scottish Home Improvement awards. Based in Edinburgh with over a decade in business, our team delivers reliable, high-quality work and excellent customer service.
- Full design-build service: We truly manage every aspect of your project. In-house we have builders, joiners, electricians, plumbers, painters and more. We handle the design, submit planning/warrant applications, source permits, and coordinate all trades. You won’t need to hire separate sub-contractors – we do it all for you, saving time and reducing hassle.
- Best quality materials: We partner with trusted suppliers and get great prices on premium materials. This means your extension is built to last. We’ll advise on energy-efficient options too (e.g. high-grade insulation, double/triple glazing) to suit Scotland’s climate.
- Architect collaboration: From day one, we work with qualified architects and technicians on your design. They ensure the extension complements your existing home and maximizes natural light and flow. Many Sawmill projects involve creative design, like bi-fold doors or skylights popular in Edinburgh homes.
- Clear, transparent communication: We pride ourselves on punctuality and keeping you informed. Throughout one renovation a client noted “the communication was excellent… they kept me informed at every stage”. You’ll always know what’s happening on site and when.
- Attention to detail & tidiness: Our crew treats your home respectfully. We maintain a clean worksite (with dust barriers and daily clean-up) so that disruption is minimized. Reviewers often praise us for our “perfect planning…carried out work as agreed and in good time”. We double-check every detail – even small finishing touches – to ensure top-class results.
- Customer satisfaction: We stand by our promise to make the process as stress-free as possible. Our 5.0-star Google rating and testimonials speak volumes. For example, one satisfied client said Sawmill gave a “seamless and relatively stress-free renovation experience” thanks to skilled workmanship and great communication. Another added, “Sawmill completed a single story extension to our listed cottage… workmanship was excellent…and I would recommend Sawmill for any house extension”.
In short, Sawmill Contracts combines award-winning expertise and clear communication with best-in-class service and quality craftsmanship. We’ll give you honest advice on budget and timeline, manage the entire build, and deliver a beautiful extension that adds both space and value to your home.
Ready to get started? We offer free no-obligation quotes. Just send us your plans or ideas, and we’ll walk you through the next steps. Whether it’s a cozy single-storey kitchen extension or a grand double-storey addition, Sawmill Contracts has the local know-how to make it a success. Contact us today and let’s create the home extension you’ve been dreaming of!