Box Dormers in Edinburgh and the Lothians
Edinburgh and the Lothians homeowners come to us for box dormers that are properly detailed at the junctions — because that is where dormers succeed or fail.
Box Dormers — indicative geometry
Box Dormers for Edinburgh and the Lothians homes
Roofs across Edinburgh and the Lothians are dominated by Victorian and Edwardian terraces, interwar semi-detached houses and post-war bungalows, and that mix decides almost everything about what a dormer here needs to look like and how it has to be built.
A box dormer is the plainest form there is: two cheeks, a flat or very shallow top, and a flat front. There is nothing clever about it, which is precisely the point — fewer junctions means fewer places to leak, and a shorter programme on site. Most single-room dormers on post-war housing are box dormers whether or not anyone calls them that.
Key specification
| Typical projection | 1.5m – 3.5m wide |
|---|---|
| Depth | 1.8m – 3.0m into the roof |
| Roof finish | GRP, EPDM or felt |
| Cheek finish | Tile-hung, GRP or vertical cladding |
Planning and building control in Edinburgh and the Lothians
If the property is in a conservation area or the dormer faces the road, a full planning application is needed. We prepare the drawings and handle the submission either way.
Building regulations approval is separate and always required. We submit the application, book the inspections around the programme and hand you the completion certificate at the end — the document a buyer's surveyor will ask to see.
Why homeowners in Edinburgh and the Lothians use us
Everything is priced from a measured survey, not a phone call — which is why our quotations tend to be the ones that still hold at the end of the job.
The quickest route is a photograph of the rear elevation over WhatsApp — we can usually tell you what is feasible before anyone visits.
Other dormer work in Edinburgh and the Lothians
- Lead & Zinc Dormer Roofing in Edinburgh and the Lothians
- Pitched Roof Dormers in Edinburgh and the Lothians
- Shed Dormers in Edinburgh and the Lothians
- Eyebrow Dormers in Edinburgh and the Lothians
- Bungalow Dormer Conversions in Edinburgh and the Lothians
- Dormer Window Replacement in Edinburgh and the Lothians
- Aluminium Dormer Windows in Edinburgh and the Lothians
- Dormer Cladding in Edinburgh and the Lothians
FAQs
Box Dormers in Edinburgh and the Lothians — FAQs
What guarantees do you provide?
Structural work carries a ten-year guarantee, GRP and EPDM flat roofing twenty years, windows ten years on frames and sealed units, and lead and zinc work is covered for workmanship for ten years. You also receive the building control completion certificate, which is the document that actually matters when you sell.
Can you build a dormer in winter?
Yes, with adjustments. Temporary weather protection over the scaffold lets structural work continue in most conditions. GRP roofing needs dry conditions above about 5°C to cure properly, so in a cold spell we either sequence it differently or specify EPDM, which is unaffected.
How much does a dormer window cost?
A single flat roof dormer typically runs from around £9,000 to £20,000 supplied and fitted, depending on width, cladding finish and access. A full-width rear dormer on a semi is usually £28,000 to £45,000, and a complete dormer loft conversion including stairs, insulation, plaster and building control sign-off is more commonly £40,000 to £70,000. Our online guide-price tool gives you an indicative range in about a minute.
Does a dormer need building regulations approval?
Yes, always — permitted development covers planning, not building control. A dormer needs approval for structure, thermal performance under Part L, fire escape and protected route under Part B, and stairs under Part K if a staircase is involved. We handle the application, the inspections and the completion certificate.
Why is my dormer leaking?
In our experience the window itself is the cause less than a fifth of the time. Far more often it is the apron flashing at the dormer front, the lead soakers where the cheeks meet the roof slope, the back gutter behind a pitched dormer, or a split at an upstand in the flat covering. Water then tracks along a rafter and appears somewhere else entirely, which is why we trace the path before quoting.
Find out what your roof will take
A free measured survey in Edinburgh and the Lothians tells you what is achievable, what it needs, and what it costs — before you commit to anything.