Double-storey extensions in Smethwick

What should you know before starting in Smethwick?

Expect to apply to Sandwell Council for planning permission for a two-storey extension in Smethwick; side extensions over one storey always need it. We prepare the drawings, and the structural work also needs Building Regulations approval.

Under permitted development, a rear extension of more than one storey can project no more than 3 metres and must be at least 7 metres from the rear boundary.
Scaffolding is usually up for most of the build, so think about access along the side of the house early.
An upstairs en-suite is simplest when the new bathroom sits close to the existing soil stack.

Postcode district: B66
Planning and building control: Sandwell Council
From our West Bromwich base: 2 miles

Choices to weigh up in Smethwick

Two-storey rear extension

Adds depth to both floors across the back of the house: a kitchen-diner below and a larger bedroom or new bathroom above. Permitted development only covers projections up to 3 metres and at least 7 metres from the rear boundary, so many rear builds still need planning. Overlooking and loss of light to neighbours are the usual tests.

Two-storey side extension

Built over the side of the house, often where a driveway or old garage sits. It can create a garage, utility or study downstairs with a double bedroom above. Councils often expect the upper floor to be set back from the front and the roof to sit lower than the main ridge, so the design needs care to win approval.

How much should you budget in Smethwick?

For a home in Smethwick, our guide range is £52,000–£135,000 depending on size and specification. A two-storey side extension on a three-bed semi, about 32 m² over two floors: usually £68,000–£88,000.

Guide prices for double-storey extensions
Option	Guide price	Good to know
Compact two-storey rear (20–28 m² total)	£52,000 – £72,000	Bigger kitchen below, bedroom or bathroom above
Two-storey side or rear (30–40 m² total)	£68,000 – £98,000	The usual size on a three-bed semi
Large or combined side and rear (45 m²+)	£95,000 – £135,000	More steel, a complex roof and a longer programme

Guide ranges include VAT where it applies. A free survey turns this guide into a fixed, itemised price.

Before you book in Smethwick

How long does a double-storey extension take?

Plan on 14–22 weeks on site, depending on size and roof complexity. Before that, allow time for drawings, a planning decision (councils aim to decide householder applications within 8 weeks), Building Regulations drawings and party wall notices. It's worth starting the design well ahead of when you need the space, because the approvals stage can take as long as the build.

Do you cover Smethwick?

Yes. Smethwick (B66) is about 2 miles from our West Bromwich base and inside the area we cover. Call 0800 088 6248 or send the form on this page to book a free survey.

Can we stay in the house while you build?

Most families do. The early stages are outside, and the existing house stays closed off until the shell is weathertight. The harder weeks are when openings are cut through on both floors, which brings dust and noise into bedrooms and the kitchen. We sheet off openings, lock up securely every night and agree in advance which rooms you'll lose and when.

Who approves double-storey extensions in Smethwick?

Usually both. Most two-storey extensions need a planning application to Sandwell Council, and the structural work needs Building Regulations approval from its building control team or a registered building control approver.

Close to Smethwick

Other home improvements in Smethwick

Ask for a free survey in Smethwick and we'll tell you what's likely to get planning before you pay for drawings.