Questions, answered.
Every question we are asked most often, grouped by service.
Working with us
Which areas do you cover?
We are based in Kilmarnock and work across Ayrshire, Renfrewshire, East Renfrewshire, Glasgow and Lanarkshire, with larger projects further afield. Kitchens, stone worktops and bathrooms are covered within 25 miles of our office, and media walls within 20 miles.
Do you take on small repairs?
We take on full scopes of work rather than single small repairs. We are happy to deliver larger jobs in planned phases.
House Extensions
Do I need planning permission for an extension?
In Scotland many extensions need planning permission, and almost all need a building warrant. Some smaller ones can go ahead under permitted development. We check which applies at the start, before anything is drawn.
Can you do the drawings?
Yes. Drawings, planning and the building warrant are done by our sister company, CWJ Architectural Design Services, so design and build sit with one team.
Can we live at home during the build?
Most of our clients do. We keep the working area separate, protect what we walk through and leave the house clean and usable every day.
How is the price set out?
The main price is the construction cost to build the extension to the approved building warrant. Finishing items such as kitchen, flooring and decoration are listed separately with their own prices, so you can add them or have your own trades do them.
Who manages the trades?
We do. Our own joiners and plumbers work alongside a settled team of trades we have used for years. You have one contract and one company answering for the work.
Do you deal with the council?
Yes. We deal with the council on your behalf, from the warrant application through to the completion certificate.
How long does an extension take to build?
Every project is different, but a small single-storey extension is usually around 8 weeks on site. Two-storey extensions are usually 12 to 16 weeks on site.
Do I need a building warrant for an extension?
Almost all extensions in Scotland need a building warrant, even where planning permission is not needed. We check what your project needs at the start and handle the application through CWJ Architectural Design Services.
Who prices the extension?
Our own quantity surveyors price the work from the approved building warrant drawings. That means the price is based on what will actually be built.
Can I have my own trades do the kitchen or decorating?
Yes. Finishing items are listed separately as optional extras, so you can have us do them or bring in your own trades once our work is done.
What happens at the first site visit?
We look at the house, the space and what you want to use the extension for. From there we talk through what is possible and what the next steps are.
Are you members of any trade bodies?
Yes. We are members of the Federation of Master Builders and TrustMark registered, and we hold SMAS Worksafe accreditation. We are also a Living Wage Employer.
New Builds and Self Builds
Can you help if we only have a plot and an idea?
Yes. We start with a site visit and feasibility check, then CWJ Architectural Design Services can prepare the drawings and handle planning and building warrant.
Do I need planning permission and a building warrant?
A new home will need both. We check exactly what your plot and design need at the start, before any costs are committed to the build.
Can you do the foundations as well as the house?
Yes. We can take on the foundations and groundworks, the structure and the full fit-out, so the whole build sits under one contract.
How do you price a new build?
The main price covers the construction cost to build to the approved building warrant. Finishing items like the kitchen, flooring and decoration are listed separately with their own prices, and anything not included is written down.
Can we take on part of the build ourselves?
Talk to us about it at the start. We will be clear about which stages we cover and where our work starts and finishes.
Which areas do you cover?
We are based in Kilmarnock and take on new builds across Ayrshire and the west of Scotland.
How long does a new build take?
Every project is different, but new builds and self builds are usually 12 to 16 weeks on site.
Who handles the drawings for a new build?
Our sister company, CWJ Architectural Design Services, prepares the drawings and handles planning and the building warrant, so design and build sit with one team.
Do you handle the electrics, plumbing and heating?
Yes. Electrics, plumbing and heating are all part of the build and managed by us under the one contract.
Do you deal with the council during the build?
Yes. We deal with the council from the warrant application through to the completion certificate, including the inspections along the way.
Do you build the house with your own team?
Yes. Our own joiners and plumbers work alongside a settled team of trades we have used for years, all under one contract with us.
Can you help with a replacement home on an existing plot?
Yes. Replacement homes are part of our new build work, and we start with a site visit to look at the plot and what you want to build.
Loft Conversions
Is my loft suitable for a conversion?
It depends on the head height, the roof structure and where a stair can go. We check all of this on a site visit before anything else.
Do I need a building warrant?
A loft conversion is structural work and normally needs a building warrant. Whether you also need planning permission depends on the design, and we check both at the start.
Can we stay at home during the work?
Most of our clients do. We keep the working area separate and leave the house clean and usable every day.
Dormer or roof lights, which is better?
It depends on your roof and what you want to use the room for. A dormer gives more head height and floor space, roof lights keep the roof shape. We talk through both at the site visit.
What is included in your price?
The main price covers building to the approved building warrant. Finishing items such as flooring and decoration are listed separately with their own prices, and anything not included is written down.
How long does a loft conversion take?
Every project is different, but loft conversions are usually 5 to 7 weeks on site.
Who handles the drawings?
Our sister company, CWJ Architectural Design Services, prepares the drawings and handles the building warrant, and planning if it is needed.
Will I need a new staircase?
Yes, a converted loft needs a proper staircase. Where it goes is one of the first things we look at on the site visit, as it affects the rooms below.
Can you add an en suite in the loft?
Often, yes. It depends on where the drainage and water supply can run, which we check at the start.
Who prices the loft conversion?
Our own quantity surveyors price the work from the approved building warrant drawings. Finishing items are listed separately as optional extras.
Do you deal with the council?
Yes. We deal with the council from the warrant application through to the completion certificate.
Garage Conversions
Do I need a building warrant for a garage conversion?
Converting a garage into a habitable room normally needs a building warrant. We check what your project needs, including planning, at the start.
Will the room be warm enough?
Yes. The floor, walls and ceiling are insulated to meet the building warrant, and heating is planned in as part of the job.
Can you convert part of the garage and keep some storage?
Often, yes. We look at the space on the site visit and talk through the options.
Can you add a shower room or WC?
In many cases, yes. It depends on where the drainage can run, which we check at the start.
What is included in the price?
The main price covers building to the approved warrant. Flooring, decoration and other finishing items are listed separately, and anything not included is written down.
Do I need planning permission for a garage conversion?
It depends on the house and the changes to the outside, such as the new front wall and windows. We check what your project needs at the start, before anything is drawn.
Who handles the drawings?
Our sister company, CWJ Architectural Design Services, prepares the drawings and handles the building warrant, and planning if it is needed.
What happens to the garage door?
The opening is filled in with a new wall, often with a window, and finished to suit the outside of the house. The details are set out in the warrant drawings.
Can we stay at home during the work?
Most of our clients do. We keep the working area separate and leave the house clean and usable every day.
Who prices the work?
Our own quantity surveyors price the conversion from the approved building warrant drawings, and anything not included is written down.
Can a garage conversion be used as a downstairs bedroom?
Yes. A garage can be turned into a bedroom, and in many cases a shower room can be added alongside it, depending on where the drainage can run.
Full Home Renovations
Can we live in the house during a full renovation?
Most of our clients do, depending on the scope. We keep the working area separate and leave the house clean and usable each day. If a stage would make that hard, we tell you at the start.
Do I need a building warrant?
It depends on the work. Structural changes usually need one, and some services work may too. We check what your project needs at the start.
Do you take on single rooms?
We take on full scopes of work rather than single small repairs. A renovation covering several rooms or the whole house is what this service is for.
How do you price a renovation?
We list each part of the work with its own price, and finishing items like flooring and decoration are shown separately. What is not included is written down as clearly as what is.
Who manages the trades?
We do. Our joiners and plumbers work with a settled team of trades we have used for years, all under one contract with us.
Who handles any drawings and warrants?
Our sister company, CWJ Architectural Design Services, prepares any drawings needed and handles the building warrant and planning applications.
Can you change the layout as part of a renovation?
Yes. Removing walls and forming new openings is part of our renovation work, with structural changes designed by a structural engineer.
Do you deal with the council?
Yes. Where a building warrant is needed, we deal with the council from the application through to the completion certificate.
Can you fit a new kitchen and bathroom as part of the renovation?
Yes, for homes within 25 miles of our Kilmarnock office. They can be priced as part of the renovation.
Can I choose which finishing items you do?
Yes. Finishing items such as flooring and decoration are listed separately as optional extras, so you choose what you want us to do.
What happens at the first visit?
We walk round the house with you, talk through what you want to change and look at anything that might affect the work. From there we explain the next steps.
Wall Removals and Slapouts
Do I need a building warrant to remove a wall?
Structural work usually needs a building warrant. We check what your project needs at the start and handle the application through CWJ Architectural Design Services.
What is a slapout?
Slapout is the Scottish term for forming a new opening in a wall, such as a new doorway or a wider opening between rooms.
Who decides what size of beam is needed?
A structural engineer sizes the steel or timber beam based on what the wall is carrying. We build to that design.
How do I know if a wall is load-bearing?
We look at it on the site visit, and the structural engineer confirms it as part of the design.
Can we stay at home while the work is done?
Most clients do. We keep the working area separate and leave the house clean and usable each day.
Who handles the drawings and engineer's design?
We arrange it through our sister company, CWJ Architectural Design Services, working with a structural engineer, and they handle the building warrant application.
How is the wall held up while it is taken out?
Temporary supports are put in before any of the wall comes out, and they stay until the new beam is in place.
Can you remove a chimney breast?
Yes. Chimney breast removal is structural work, so it is designed by a structural engineer and usually needs a building warrant.
What happens to pipes and cables in the wall?
Any electrics, plumbing or heating in the wall are moved as part of the job.
Do you make good after the wall comes out?
Yes. Plastering and making good around the new opening are part of the work. Decoration is listed separately as an option.
Do you take on a single wall removal?
We take on full scopes of work rather than single small repairs. A wall removal as part of opening up a kitchen or reworking a layout is the kind of work we do.
Kitchen Supply and Fit
What area do you cover for kitchens?
We supply and fit kitchens within 25 miles of our Kilmarnock office.
Do you fit stone worktops?
Yes. Quartz, granite and sintered stone worktops are templated after the units are fitted, so they are cut to the exact sizes on site.
Can you move the sink or cooker?
Usually, yes. We check where the plumbing, drainage and electrics can run on the site visit.
Can you remove a wall to make an open plan kitchen?
Yes. Structural work is designed with a structural engineer and usually needs a building warrant, which we check and handle at the start.
Is flooring and decoration included?
These are listed separately with their own prices, so you can choose what you want us to do.
Do you supply the kitchen as well as fit it?
Yes. We supply and fit kitchens within 25 miles of our Kilmarnock office, starting with a measure up and layout design.
Who does the electrics and plumbing for the kitchen?
Our own plumbers carry out the plumbing, and the electrics are done by the settled team of trades we have used for years, all under one contract with us.
Do I need a building warrant for a new kitchen?
A straight replacement usually does not. Structural changes like removing a wall or forming a new opening usually do, and we check this at the start.
Can you fit a kitchen in a new extension?
Yes. If the extension is within 25 miles of our Kilmarnock office, the kitchen can be listed in your price as an optional extra.
Can you add a utility room?
Yes. Kitchens with utility rooms are part of the work we do, and we look at the space on the site visit.
Do you take away the old kitchen?
Yes. The strip out of the old kitchen is part of the job.
Bathroom Supply and Fit
What area do you cover for bathrooms?
We supply and fit bathrooms within 25 miles of our Kilmarnock office.
Can you move the toilet or shower?
Often, yes. It depends on where the drainage can run, which we check on the site visit.
Do you do the plumbing yourselves?
Yes. Our own plumbers carry out the plumbing, and the rest of the work is done by our team and a settled team of trades we have used for years.
Will we be without a bathroom?
If it is your only bathroom, we talk through how to keep disruption down at the start, so you know what to expect.
Do I need a building warrant?
A straight replacement usually does not. Changes like moving walls or forming a new window can, and we check this at the start.
Do you supply the bathroom suite?
Yes. We supply and fit bathrooms within 25 miles of our Kilmarnock office.
Can you fit a walk-in shower?
Yes. Walk-in showers are part of our bathroom work, and we check the floor and drainage on the site visit.
Do you do the tiling?
Yes. Tiling and wall panels are part of the work, done by our team and the settled team of trades we have used for years.
Can you add a downstairs WC?
Often, yes. It depends on where the drainage can connect, which we check at the start.
Do you add ventilation and lighting?
Yes. Electrics, lighting and ventilation are planned in as part of the bathroom.
Can you turn a bathroom into a wet room?
In many cases, yes. It depends on the floor and drainage, which we check on the site visit.
Media Walls
What area do you cover for media walls?
We design, build and fit media walls within 20 miles of our Kilmarnock office.
Can you fit an electric fire into the wall?
Yes. We plan the space, ventilation and power for the fire as part of the design.
Where do the cables go?
Cabling runs inside the wall, so the TV and devices sit tidy with no wires on show.
Can you add lighting?
Yes. LED lighting can be built into the wall and shelving as part of the design.
Is decoration included?
Decoration is priced separately as an option, so you can choose whether we do it.
Who builds the media wall?
Our own joiners build the frame and cabinetry, and fit it in your home.
Can you add storage to the media wall?
Yes. Cupboards and shelving can be built into the design to suit what you need to store.
Do you design the media wall for us?
Yes. We measure up and design the media wall around your room, your TV and what you want to store.
Can you build alcove units instead of a full wall?
Yes. Alcove units are part of the work we do, and we measure up and design them to suit the room.
Do you add sockets for the TV and devices?
Yes. Power for the TV and devices is planned in as part of the design.
Can a media wall be added as part of a bigger project?
Yes. If your home is within 20 miles of our Kilmarnock office, a media wall can be included with an extension or renovation.
Garden Rooms
Do I need planning permission for a garden room?
It depends on the size, position and use. We check what your garden room needs at the start.
What foundations do you use?
We build on proper foundations suited to your ground, checked at the site visit.
Can I use it all year?
Yes. Our garden rooms are insulated and fitted with electrics so they can be heated and used through the year.
Can you add a toilet or sink?
Often, yes. It depends on where the drainage can connect, which we check on the site visit.
Which areas do you cover?
We build garden rooms across Ayrshire and the west of Scotland.
Do I need a building warrant for a garden room?
It depends on the size and how the room will be used. We check what your garden room needs at the start.
Can a garden room be used as an office?
Yes. Garden offices are one of the most common uses, and electrics and lighting are fitted as part of the build.
How is the garden room built?
It is built on foundations suited to your ground, with a timber frame and roof, insulation, cladding, windows and doors.
Can you build a garden gym or studio?
Yes. Gyms and studios are part of our garden room work, and we plan the space around how you will use it.
What happens at the site visit?
We look at where the room will sit, check the ground and access, and talk through what you want to use it for.
Is flooring included?
Internal finishing and flooring are part of what we handle, and anything not included is written down in your price.
Porches and Pergolas
Do I need planning permission for a porch?
It depends on the size, position and design. We check what your porch needs at the start.
Can a pergola have a solid roof?
Yes. A pergola can be open or roofed, with drainage planned in where it has a roof.
Can you replace our existing porch?
Yes. We can take down an old porch and build a new one in its place.
Which areas do you cover?
We take on porches and pergolas across Ayrshire and the west of Scotland.
How do you price the work?
We give a clear written price showing what is included, and what is not included is written down just as clearly.
Do I need a building warrant for a porch?
It depends on the size and design. We check what your porch needs, including planning, at the start.
Can you add lighting to a porch or pergola?
Yes. Electrics and lighting can be planned in as part of the design.
Can you build a pergola with decking?
Yes. Pergolas with decking are part of the work we do.
What is the porch built from?
It depends on the design and your house. We talk through the options at the site visit.
Can you renovate our porch rather than replace it?
Yes, where it makes sense. We look at the existing porch on the site visit and talk through whether to renovate or rebuild.
How does rainwater drain from a porch roof?
Roofing and drainage are planned in as part of the design, so water is carried away from the house.
Groundworks and Foundations
Do you take on small groundworks jobs?
No. We do not take on small standalone jobs like single garden walls or patios. Our groundworks are for self builds, larger projects and our own extensions.
Can you do the foundations for my self build?
Yes. We can take on the foundations and groundworks on their own, or carry on with the structure and fit-out.
Who designs the foundations?
The foundations are designed as part of the drawings and building warrant, to suit your ground. We build to that approved design.
Do you handle drainage?
Yes. Drainage and service connections are part of our groundworks.
Which areas do you cover?
We work across Ayrshire and the west of Scotland from our office in Kilmarnock.
Do you deal with the council inspections?
Yes. We arrange the council inspections needed as the groundworks go in.
Can you carry on with the build after the foundations?
Yes. We can carry on with the brickwork, structure and full fit-out, so the whole build sits under one contract.
Do you do the floor slab?
Yes. Floor slabs are part of our groundworks.
Who sets out the building on site?
We set out the building from the approved drawings before any digging starts.
Can you connect the new building to the drains and services?
Yes. Drainage and service connections are part of our groundworks.
Who prices the groundworks?
Our own quantity surveyors price the work from the approved building warrant drawings, and anything not included is written down.
Roof Raises and New Roofs
Do I need planning permission for a roof raise?
A roof raise changes how your house looks, so planning is often part of it, along with a building warrant. We check exactly what your project needs at the start.
Do you take on roof repairs?
We take on new roofs and roof raises as part of a project, rather than small standalone repairs.
What is a cut roof?
A cut roof is built on site from individual timbers, rather than from factory-made trusses. It suits more complex roof shapes and rooms in the roof.
How do you keep the house dry during a roof raise?
We plan the sequence and temporary weather protection before the old roof comes off, and talk you through it at the start.
Which areas do you cover?
We work across Ayrshire and the west of Scotland from our office in Kilmarnock.
Who handles the drawings for a roof raise?
Our sister company, CWJ Architectural Design Services, prepares the drawings and handles planning and the building warrant.
Can a roof raise give us rooms upstairs?
Often, yes. A roof raise can create space for rooms in the roof, which we look at on the site visit.
Can we stay at home during a roof raise?
Often, yes, depending on the work. We plan the sequence and weather protection at the start and talk you through what to expect.
Do you fit roof windows?
Yes. Roof windows are part of our roofing work.
Do you build the roof on a new extension?
Yes. New roofs on extensions are part of the work we do, built to the approved warrant drawings.
Who prices the roof work?
Our own quantity surveyors price it from the approved building warrant drawings, and anything not included is written down.
Accessible Adaptations
Do I need a building warrant for adaptations?
It depends on the work. Structural changes and new rooms often need one. We check what your project needs at the start.
Can you turn a bathroom into a wet room?
In many cases, yes. It depends on the floor and the drainage, which we check on the site visit.
Can you create a downstairs bedroom and bathroom?
Yes. This can be done by changing existing rooms, converting a garage or building an extension.
Can we stay at home during the work?
Most clients do. We keep the working area separate and leave the house clean and usable every day.
Which areas do you cover?
We work across Ayrshire and the west of Scotland from our office in Kilmarnock.
Can you widen doorways?
Yes. Widened doorways are part of our adaptation work, and we look at the walls and openings on the site visit.
Can you build a ramp or level access?
Yes. Level access and ramps are part of the work we do.
Who handles the drawings?
Our sister company, CWJ Architectural Design Services, prepares any drawings and handles the building warrant if one is needed.
Can you build an extension for a ground floor bedroom?
Yes. A ground floor bedroom and bathroom can be built as an extension, or made from existing rooms or a garage.
What happens at the first visit?
We talk through the needs of the person living in the house and look at the rooms, access and drainage. From there we explain what is possible.
Do you do the plumbing for a wet room?
Yes. Our own plumbers carry out the plumbing as part of the work.
Commercial Fit-Outs
Do I need a building warrant for a fit-out?
It depends on the work. Changes to layout, use or services can need one. We check what your project needs at the start.
Can you work around our opening date?
Tell us your date at the start and we will be clear about what is possible before work begins.
Do you handle the electrics and plumbing?
Yes. All the trades are managed by us under one contract.
Do you take on large commercial builds?
Our commercial work focuses on cafes, shops, kiosks, pavilions and small commercial refurbishments.
Which areas do you cover?
We work across Ayrshire and the west of Scotland from our office in Kilmarnock.
Who handles the drawings for a fit-out?
Our sister company, CWJ Architectural Design Services, prepares the drawings and handles the building warrant and planning if needed.
Can you fit counters and shelving?
Yes. Counters, shelving and joinery are built and fitted by our own joiners.
Do you do partitions and ceilings?
Yes. Partitions and ceilings are part of our fit-out work.
Can you add toilets to a commercial unit?
Yes. Plumbing and toilets are part of our fit-out work, depending on where the drainage can connect.
Do you deal with the council?
Yes. We deal with the council from the warrant application through to the completion certificate.
How do you price a fit-out?
We give a clear written price showing what is included, and what is not included is written down just as clearly.
Stone Worktops
What area do you cover for stone worktops?
We fit stone worktops within 25 miles of our Kilmarnock office.
Why are worktops templated after the units are fitted?
Stone is cut to exact sizes, so it needs to be measured from the real units and walls. That way each piece fits the room as it is.
Can you fit worktops on a kitchen someone else installed?
We usually fit stone worktops as part of a kitchen we supply and fit. Get in touch and we can talk through your project.
Which material should I choose?
It depends on the look you want and how you use your kitchen. We talk through quartz, granite and sintered stone with you before anything is ordered.
Can you do matching upstands and splashbacks?
Yes. Upstands and splashbacks can be cut from the same material and fitted with the worktops.
Do you do the sink and hob cut-outs?
Yes. Sink and hob cut-outs are made as part of the worktop, so everything fits once it is on site.
Can you fit an undermount sink?
Yes. Undermount sinks can be fitted with stone worktops.
Do I need to have my appliances chosen before templating?
It helps to have your sink and hob chosen before templating, so the cut-outs can be sized to them. We talk this through with you before the templating visit.
Can the stone match on the upstands, splashbacks and worktops?
Yes. Upstands and splashbacks can be cut from the same material as the worktops, so it all matches.
Can I see the material before it is ordered?
We talk through quartz, granite and sintered stone with you before anything is ordered, so you are happy with your choice.
Can you fit stone worktops as part of a full kitchen?
Yes. We can template and fit stone worktops as part of a kitchen we supply and fit, within 25 miles of our Kilmarnock office.
Planning something?
Tell us what you have in mind and where you are. We will come back to you to arrange a site visit.