Local costs · West Midlands · September 2026
How much does an extension cost in Stoke-on-Trent?
A mid-range 25 m² single-storey extension in Stoke-on-Trent costs about £61,000 to £75,500 including VAT, or £2,400 to £3,000 per m² at West Midlands prices. Stoke-on-Trent charges £1,026 for building control on a 10 to 40 m² extension (full plans, including VAT): the 21st dearest of the 91 councils we checked, 22% above the typical council (£840), though its published schedule is older or undated. With design, a structural engineer, building control and a 15% contingency, budget £76,500 to £99,000.
Work out your project in Stoke-on-Trent
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Typical prices in Stoke-on-Trent
| Project | Building work | Budget to plan for |
|---|---|---|
| Single-storey extension, 25 m² | £61,000 to £75,500 | £76,500 to £99,000 |
| Double-storey extension, 40 m² | £88,500 to £112,000 | £109,000 to £143,000 |
| Dormer loft conversion, 30 m² | £54,500 to £67,500 | £68,500 to £87,500 |
| Kitchen, medium | £8,900 to £15,800 | £10,200 to £18,100 |
| Bathroom refit | £5,900 to £8,800 | £6,800 to £10,200 |
Building prices in West Midlands run about 3% below the UK average outside London. Kitchens and bathrooms vary less from place to place than extensions and lofts.
Building control fees in Stoke-on-Trent
| Work | Charge |
|---|---|
| Extension up to 10 m² (full plans) | £707 |
| Extension 10 to 40 m² (full plans) | £1,026 |
| Larger extension, 40-100 m² (full plans) | £1,238 |
| Extension 10 to 40 m² (building notice) | Not published |
| Loft conversion up to 40 m² | £1,026 |
| Garage conversion | £619 |
Stoke-on-Trent charges £1,026 for building control on a 10 to 40 m² extension (full plans, including VAT): the 21st dearest of the 91 councils we checked, 22% above the typical council (£840), though its published schedule is older or undated. Source: Stoke-on-Trent's building control charges, Not stated. Inc VAT ("Charges include VAT at 20 per cent").
Check before relying on it: the schedule is older than 2025 or undated, so check it is still current.
Private approved inspectors set their own prices and are often competitive, so it is worth asking one or two for a quote as well. See how Stoke-on-Trent compares with every council we checked.
Notes on Stoke-on-Trent's schedule
Own page. Single charge.
Planning
If your extension needs planning permission, a householder application in England costs £548. Many single-storey rear extensions are permitted development and need no application, and a lawful development certificate (£274) confirms it.
Other councils in West Midlands
Building control for a 10 to 40 m² extension:
- Walsall: £672
- Sandwell: £704
- Wolverhampton: £714
- Coventry: £750
- Solihull: £830
- Birmingham: £957
- Herefordshire: £960
Questions people ask
How much does an extension cost in Stoke-on-Trent?
A mid-range 25 m² single-storey extension in Stoke-on-Trent costs about £61,000 to £75,500 including VAT for the building work, or £2,400 to £3,000 per m², based on West Midlands prices reviewed in September 2026. With fees and a 15% contingency, budget £76,500 to £99,000.
How much is building control in Stoke-on-Trent?
Stoke-on-Trent charges £1,026 (including VAT) for a 10 to 40 m² extension (full plans), according to its published schedule (Not stated).
How much does a loft conversion cost in Stoke-on-Trent?
A mid-range 30 m² dormer loft conversion in Stoke-on-Trent costs about £54,500 to £67,500 including VAT for the building work, and about £68,500 to £87,500 with fees and a 15% contingency.
Before you get quotes
- How to compare builders' quotes line by line
- Plan your whole budget, including the costs people forget
- Trades: price an extension element by element with editable unit rates